Property consultancy Knight Frank’s latest farmland index Q3 has revealed that an acre of land is now worth £8,951 on average, showing that farmland demand “remains robust”.

The farm and estates team of the consultancy highlighted that the acre average price across England and Wales represents an 8% increase on the year.

According to the latest report, the firm predicts that, by the end of the year, average values may reach £9,000/ac, which could suggest the farmland market is either at or very close to its near-term peak.

Beyond that, 2024 is expected to bring in a period of consolidation as supply and demand finds stability, Knight Frank said.

Head of rural research at Knight Frank, Andrew Shirley, said: “Our latest Q3 figures show that demand for farmland remains robust, particularly among farmers who have sold land or faced compulsory purchase for housing and infrastructure projects like HS2, as they seek to reinvest their capital gains. In specific regions, this heightened demand has driven prices above £15,000/ac.

“However, environmental buyers, who have also been active in this market, are reportedly showing slightly less enthusiasm due to uncertainties surrounding the development of nature-based finance frameworks in the UK”.

Farmland values

Despite historically low levels of publicly advertised farmland, Knight Frank believes that there are a few indications of a “significant surge” in the coming year.

In Knight Frank’s annual flagship report, the Rural Report, the highest value of prime arable land that can be achieved sits across south west, south east, eastern and north east regions, where they can reach up to £12,536/ac.

Head of rural research at Knight Frank, Andrew Shirley, said: “Of the other asset classes Knight Frank tracks, only the FTSE 100 index, has significantly outperformed farmland in the past 12 months, boasting a remarkable 10% increase. Looking back over the last five years, farmland values have experienced a notable 27% growth, second only to gold, which saw an impressive 67% increase.

Head of farm and estates at Knight Frank, Will Matthews, said: “The land market continues to thrive with a minor uptick, showcasing its strength as we fight against inflation.

“There is a great deal of opportunity across the country, especially in the regional markets as premium land values continue soar to the top of the leader board.

“Currently, there is a lack of urgency to sell, resulting in a robust pricing for most of the stock, which is causing the gap between buyers and sellers to widen. However, despite this and increasing competition, quality stock is still in demand and selling well.”

The post Latest figures show demand for farmland ‘remains robust’ appeared first on Agriland.co.uk.

Rural land and property specialist GSC Grays has said the number of farmer buyers for farmland in 2023 has dropped by nearly 10%.

Head of land and farm sales at GSC Grays, John Coleman, said the market for farmland this year has seen a drop in farmer buyers, but other types of buyers are becoming “increasingly active”.

As a result, the market overall shows demand continuing to outweigh supply, Coleman said.

“In the buyer market in any one year we would expect the number of active farmer buyers to be at or just over 50% but in 2023 this is falling closer to 40%, ” Coleman said.

“The lack of farmer buyers has been compensated by private investors, lifestyle buyers, institutional investors, and environmental buyers.”

Coleman said institutional investors and environmental buyers prefer larger farms or land holdings, as their need for “green credentials” is hard to fill.

“ESG investment funds have been hugely influential recently and capital funding for environmental groups has made them very competitive with the need for Biodiversity Net Gain (BNG) and in Nutrient Neutrality (NN) where the better the land taken out of agricultural production the greater the reward and benefit to the environment,” he said.

“How long these conditions can continue is open to debate, as the government are threatening the removal of Nutrient Neutrality (NN) to assist housebuilders.”

“The lifestyle buyer and private investor face change as their competitive advantage over farmers comes from capital tax reliefs through Agricultural & Business Property Relief (APR and BPR) which a new government may affect.”

Misconceptions

Coleman said there is a perception that the supply of farmland has seen a significant increase, but that analysis of the market, particularly across the North of England, suggests otherwise.

“Various reports say anywhere from 33,000 to 62,000ac of openly marketed land was on offer by the end of June 2023 – a little down on 2022 and at least 10% below the 10 year average,” he said.

“For land parcels and farms greater than 50ac, the amount of land offered for sale in the north is around 5% up on last year and similar to the 10-year average.

“Northumberland is offering more farms for sale than it has done for the last 12 years. However, North Yorkshire and County Durham have remained relatively quiet, down over 6% this year, while Cumbria is even quieter. “

Despite the impact of interest rate rises, which have slowed the general rate of growth, Coleman said premium prices are being offered in the market with an increase in available land expected at the end of this year and heading into 2024.

“Prime arable land has traded in the north between £10,000 and £13,000/ac, whilst grassland prices have settled at between £8,000 and £9,000/ac” he said.

“Marginal land and upland grazing have benefitted again by competition from the forestry sector with land capable of supporting commercial plantations trading between £4,500 and £6,000/ac.

“Expectations are that there will be more land available in the second half of the year and going forward into 2024.”

However, Coleman said buyers are likely to face increased funding costs and the possibility of a change of government in 2024 may cause them to offer less or postpone any decisions.

The post 10% drop in farmers buying farmland this year – GSC Grays appeared first on Agriland.co.uk.

Whitlaw Farm, sitting on over 107ha of land northwest of Lauder, has been brought to the market by Galbraith.

The property consultancy said the site is situated in a private position two miles outside the small Borders town which is located in the upper valley of the Leader Water.

Whitlaw Farm comprises a mixed farming unit with a farmhouse set within a private area of garden ground, a range of modern and traditional farm buildings and an area of farmland extending to approximately 107.18ha (or 264.84ac).

Galbraith is accepting offers over £1,215,000 for the whole site, but it can also be sold in four lots.

The farmland has been classified by The James Hutton Institute as Grade 4.2 and 5.1 with smaller areas of Grade 4.1 and 5.2.

The site features several areas of amenity woodland which comprises a mixture of commercial and amenity trees, Galbraith said.

The four lots, and their starting place for offers, are as follows:

• Lot 1: Whitlaw farmhouse, garden, outbuildings and paddock, 2.27ha (5.61ac) – offers over £595,000;
• Lot 2: Land extending to 89.04ha (220.02ac) – offers over £430,000;
• Lot 3: Farm buildings and land 6.24ha (15.42ac) – offers over £140,000;
• Lot 4: Land extending to 9.63ha (23.80ac) – offers over £50,000.

Country home

The property consultancy has also brought a “Gothic Tudor style” detached country home located in Ellon, Aberdeenshire, to the market.

Waterton House features four reception rooms and five bedrooms and, Galbraith said, retains many original features like log burners.

The house stands in a wraparound garden on grounds stretching to approximately 1.5ac.

“There is a productive orchard with both cooking and edible produce and a large timber log cabin offers a versatile outdoor facility, with a covered cooking and seating area,” the agency said.

Waterton House is on sale for offers in the region of £630,000.

The post Galbraith brings Whitlaw Farm on 107ha to the market appeared first on Agriland.co.uk.

A “rarely available” combination of a derelict farmhouse, mixed outbuildings and land on 8ac outside Falkirk has been brought to the market by DM Hall Chartered Surveyors.

Broadside Farm is being marketed at offers over £250,000 and anyone interested in taking up the “unique opportunity” is urged to contact the head of rural agency, Jennifer Campbell.

The rural branch of DM Hall Chartered Surveyors said Broadside Farm, which is situated to the northeast of Denny and south of River Carron, has “beautiful views of the countryside within the Carron Valley”.

This area, it said, is ideal for outdoor pursuits with hacking routes as it has countryside walks and cycling routes nearby.

Head of rural agency at DM Hall Chartered Surveyors Jennifer Campbell, said: “This property has huge potential and is a fantastic redevelopment project in the heart of central Scotland, subject to obtaining the necessary consents.

“It has glorious panoramic views as well as 7.9ac of predominantly south facing grazing land.

“There has always been demand for rural redevelopment projects and this is a fantastic accessible location with a manageable parcel of land, shown on the Hutton Institute land capability for agriculture plans (partial cover) as being of Class 4.2 in quality. The grazing paddocks extend to approximately 2.6 Ha (6.4 Acres) in all.”

Campbell said the site was a “much-loved” family farm for many years and that it would be fantastic for its potential to be realised.

“There is already significant interest in the property and a closing date is likely to be set, viewings should be arranged by appointment,” she said.

The post DM Hall brings farmhouse and outbuildings on 8ac site to the market appeared first on Agriland.co.uk.

Galbraith has brought Cockmuir Farm – a 112ac site including a farmhouse, arable and pasture land, wetland and woodland – to the market.

The property, which is situated in Moray four miles from Elgin, is for sale through Galbraith for offers over £835,000.

Cockmuir Farm features amenity areas and productive land, the property consultancy said, with about 26ha of arable land, 1.2ha of paddocks, 12.9ha of woodland and 4.3ha of wetland.

Partner with Galbraith, Rod Christie, said: “Farms such as Cockmuir are rare to the market here in Moray. 

“With an elegant and substantial traditional farmhouse together with the land and steading, it will be of considerable interest to lifestyle buyers and to those with agricultural, equestrian and environmental interests.”

Adjacent to the farmhouse is a stone and slate built steading which offers storage and livestock accommodation (suitable for sheep and as stabling for ponies and horses), as well as potential for development into additional accommodation (subject to planning permission), Galbraith said.

Farmhouse

Galbraith said the farmhouse includes “many fine period features” including fireplaces, high corniced ceilings and bay windows.

It has an open plan kitchen/dining room, sitting room, dining room, four reception rooms and six double bedrooms.

As well as this, it has a utility room, shower room, bathroom, additional WC, dressing room and a loft room.

The house is heated by gas central heating and in addition is connected to a bank of 38 solar panels (circa 9.5kW) which generates a “modest” annual income and helps reduce ongoing electricity consumption, Galbraith said.

“To the side and rear of the house is a delightful garden with a timber decking, areas of lawn and mature hedges, flower beds and borders,” the property consultancy said.

“There is ample parking space for several vehicles. The grounds are nicely protected to the north by some relatively recently planted mixed species woodland in addition to a further strip planted on the western edge of the farm.”

The post Galbraith brings farmhouse on 112ac site to the market appeared first on Agriland.co.uk.

Farmers and landowners could be in for a significant financial windfall if the value of their land increases in the future – even after they have sold it on.

This is according to rural affairs specialists at law firm mfg Solicitors, who said they are dealing with a significant upturn in overage agreements – an agreement in which a land seller can share in any value increase once a sale has been completed.

Solicitor Emily Regimbeau, who specialises in advising farmers and landowners across the country, said that overage agreements could bring a variety of benefits for landowners.

However, Regimbeau encouraged farmers to seek legal guidance around the “complex process”.

“Overage can be used where land is being sold and when there’s a likelihood that its value will increase, usually due to planning permission being granted or a development taking place,” she said.

“A landowner may be selling land which has been valued as agricultural and may not be in a position to apply for planning permission or carry out development themselves, but would still like to benefit from any increase in the value as a result of permission being granted or further development.”

“In this situation, a seller could sell the land subject to overage obligations which would require a buyer to make additional payments, representing a percentage of the increase in value as a result of planning permission being granted.”

Regimbeau said there were a number of key considerations for landowners before entering into an agreement.

“Although overage agreements can financially benefit a landowner, they are complex documents which may require extensive negotiation between a buyer and seller and both parties will incur costs in preparing the agreement, so if there is no likelihood of planning permission ever being granted, it may not be worthwhile going to the expense of entering an overage agreement,” she said.

“Other considerations include any impact on the sale price as a buyer may not be prepared to pay as much for land which is subject to an overage agreement.

“Those selling land must also consider how long the agreement will last, as it cannot go on indefinitely and how the overage will be calculated. This will usually be by reference to percentage of the increase in the value of land.

“Overall, an overage agreement can be a good option for some sellers, but there are multiple considerations to make before entering into one. It’s vital to seek legal advice at the outset.”

The post Overage agreements can provide ‘significant’ windfall for farmers appeared first on Agriland.co.uk.

DM Hall Chartered Surveyors has brought Hawksland Hall, a rural Scottish package of house, land, and outbuildings, to the market.

The rural department of DM Hall said those interested in the “pristine property” should not delay, as it is likely that a closing date will be set for offers.

Offers over £765,000 are invited for the rural Lanarkshire site, which includes a seven-bedroom home.

Head of agency at DM Hall, Jennifer Campbell, said “Approached by a private road with secure electric gates, Hawksland Hall is an imposing building which stands proudly, with wonderful views of the surrounding countryside.

“We rarely get such a good property with exceptional modern outbuildings and land – in a great central location.

“The bar, music rooms and open plan kitchen and living space has been designed with entertaining in mind.”

Campbell said the cabinetry throughout the property is exceptional with tremendous attention to detail as well as a “state-of-the-art, in-built sound system”.

Hawksland Hall lies a few miles from Lesmagahow and is close to the Clyde Valley and the Scottish borderlands to the south.

“This property is not limited to equestrian use, the fantastic secure modern outbuildings, could be repurposed for general storage or commercial use subject to consents,” DM Hall said.

“An ideal scenario for those who want their commercial premises/workshops at home or perhaps extensive storage for a car collection.”

The post DM Hall brings ‘pristine’ rural property to the market appeared first on Agriland.co.uk.

Rural land and property specialist GSC Grays has brought a 1,800ac livestock farm site to the market.

The Northumberland-based farm has “significant natural capital” as well as commercial woodland and sporting assets, the company said.

Crow Hall Farm, which is located in the Tyne Valley between Bardon Mill and Haydon Bridge, has come to the market with an overall guide price of £7,500,000.

Its natural capital resource is listed as Muckle Moss – one of nine National Nature Reserves in the North East and borders the southern boundary of the Northumberland National Park.

The Crow Hall Farm sale includes:

• Fully equipped livestock unit;
• Traditional four bedroom farmhouse dating back to 1770 with superb south facing views;
• Farm manager’s bungalow with three bedrooms;
• Agricultural worker’s cottage with three bedrooms in cabin style;
• Livestock buildings capable of housing up to 200 head of cattle and 2000 ewes;
• Muckle Moss;
• Shooting grounds;
• Commercial and amenity woodland.

The farm is being offered as a whole or in two lots: the low ground and Whitshields Farm farmstead at £4,750,000, and the high ground including some livestock buildings at Seldom Seen Farm at £2,750,000.

The 1,070ac of high ground is Grade 5, with large areas of moss, rough and hill grazing and some rotational grass and woodlands while the low ground is Grade 3 and 4 and mainly down to grass, with some woodland and accounts for just over 700 ac.

Head of farm sales at GSC Grays, John Coleman, said: “For the past eight years this fully equipped livestock farm has been managed by Victoria Furlong, the 2017 Countryfile, Young Farmer of the Year Award Winner, and she has been responsible for a significant modernisation programme.

“Some of this work was in identifying the need to improve cattle handling facilities but also includes systematic improvement of the pasture, a significant amount of woodland management and repair and replacement of boundary walls and fences.”

GSC Grays said there is an extensive range of good-quality modern livestock buildings and handling facilities for both cattle and sheep, with a large main yard, silage clamps and slurry lagoon.

The whole farm is in a higher-tier Countryside Stewardship Scheme with grant assistance for walling and tree planting.

There are 32 commercial and amenity woodland plantations on the farm planted to provide shelter and cover for game extending in total to around 170.25ac (68.90ha) and are subject to a Woodland Management Plan.

The post GSC Grays brings 1,800ac livestock farm to the market appeared first on Agriland.co.uk.

Property consultancy Galbraith has brought a block of Grade 3.1 arable land devoted to regenerative agriculture in Howe of the Mearns valley, Aberdeenshire to the market.

The Moss-side of Esslie farmland extends to approximately 269.86ac (109.21ha) of predominantly Grade 3.1 arable land.

The site offers areas of more productive Grade 2 land on the east side, with areas of Grade 5.3 on the fringe of the Esslie Moss to the north.

Galbraith said the land at Moss-side of Esslie sits on the fertile valley floor of the Howe of the Mearns which is “known for its productive agricultural land”.

The land is for sale through Galbraith for offers over £2,250,000, with Iain Paterson of Galbraith saying that it is a “rare opportunity” for the buyer, as the land has been farmed under a regenerative farm policy for over a decade.

“The land is in good heart and will be rich in organic matter. No potatoes have been grown on the land in over 12 years,” Paterson said.

“There is good access to all the fields via a network of well-maintained farm tracks and several of the fields are bordered with hedgerows, providing connected habitats for wildlife. This sale represents a perfect investment opportunity or as a useful bolt-on to an existing holding.”

Howe of the Mearns

Galbraith said Howe of the Mearns is renowned for its highly productive agricultural soils with soft fruit, potatoes and vegetables all commonly featuring in crop rotations.

The vendor is an active member of the ‘Soil Regenerative Agriculture Group’ as part of the wider Farming for a Better Climate group.

As a result of this careful land management, Galbraith has said that the land at Moss-side of Esslie will be of an excellent standard and rich with organic matter.

Furthermore, it said, the land is free of pests such as Potato Cyst Nematode (PCN) and Clubroot. Soil sampling results are available from the selling agents.

The farm has an extensive network of internal tracks that have been well maintained and provide access to all of the fields.

The unit is ring fenced and a number of the field boundaries form extended hedgerows which provide a habitat for local wildlife “complementing the regenerative agriculture practices that have been adopted”, Galbraith said.

The land consists of Balrownie Brown Earth soils and Mineral Alluvial Soils and, citing the James Hutton Institute, Galbraith said the land will be capable of supporting a wide range of crops due to the quality of soil and drainage in place.

The post Galbraith brings 270ac Aberdeenshire arable site to the market appeared first on Agriland.co.uk.

A key area for income generation within landed estates and other rural property during the summertime can be granting access to the house, garden and grounds to the public.

This is according to Saffrey Champness, a UK-based accountancy firm, that said opening a rural house and grounds, if only for short periods for weddings, tours or events, provides a “valuable income stream” to contribute towards upkeep, maintenance and repair.

Partner at Saffrey Champness and a member of its landed estates and rural business group, Sally Appleton, released guidelines for farmers and other rural property owners on how to go about unlocking this income.

Appleton said that expenses incurred for the purposes of the trade can be deducted from the income received in order to calculate the profit of the business for tax purposes.

However, she explained, when a home is used in a business, the allocation of expenses may not be clear cut.

For example, the repairs and maintenance of a building may serve a dual purpose of preserving the family home, but also improve the appearance of a building for its use as a business.

“Great care must be taken in allocating expenses between public and private use and keeping evidence of all costs claimed as being ‘wholly and exclusively’ for the purposes of the trade,” she said.

More guidelines

Appleton highlighted a further area of difficulty in knowing the difference between what constitutes a repair expense and is therefore eligible for immediate and full tax relief, and what is a capital improvement which attracts tax relief at different rates or sometimes none at all.

“This can be a complex area. For example, alterations to buildings can be considered to be capital improvements even if nothing is actually added,” she said.

When a business makes a loss, Appleton explained that it may be possible to claim tax relief by offsetting the loss against other income in the year.

“This is known as ‘sideways loss relief’. There are restrictions on the quantity of losses that may be relieved in this way, but this is still valuable where the taxpayer has income from other sources,” she said.

“To claim such relief certain conditions must be met: the loss making activity must be a trade; the trade must be carried out commercially; and the trade must be carried out with reasonable expectation of a profit.”

Where losses have been claimed over a number of years, HMRC may enquire into the motive for running the business, Appleton said.

In the situation of running a business in relation to a family house, garden or other property, this could be seen as obtaining tax relief for expenditure that would be incurred anyway, she said.

“It is important to keep records showing that such costs are incurred wholly and exclusively for the purposes of the trade,” she said.

Tax

Appleton warned that, where a property or gardens are only open for a limited number of days, there must be “a clear distinction between private and commercial use for tax purposes”.

“What defines ‘commercial’?  Where a house or garden is only opened at arbitrary times for visits, tours, possibly ‘on request’ or ‘by appointment’, or is not open for a large part of the year, this might count against its trade being seen by HMRC as commercial,” she said.

“However, where properties are open for more frequent, advertised visits, where add-ons, such as lunches, are available, or where there is a website stating opening times and promotional leaflets, all these will support claims of ‘trading’.

“Such claims are also supported by a business plan showing that the venture is undertaken with a reasonable expectation of a profit.”

Another guideline of Appleton’s relates to where there is a holidays lettings business also in operation, possibly from farm or estate cottages or accommodation in the main house.

When this occurs, care should be taken when allocating expenses between the different income streams, especially where “some are profitable and others are not”, she said.

Appleton urged all those considering opening up their land to the public to fully research all the legal requirements.

“When considering adding a new income stream to your business, you must always consider any VAT consequences,” she said.

“These can be complex and depend on the nature of the income and should be discussed with your professional advisor.”

The post Public rural property access can provide extra income for farmers appeared first on Agriland.co.uk.

A “charming” rural stone cottage, a byre and a plot of almost 92ac of land suitable for livestock has been brought to the market by Baird Lumsden.

The property is being marketed by the rural estate agency in three lots at offers over £555,000.

Situated at Balquhidder in Stirlingshire, the plot has been described as having “an abundance of character” and is located 10 miles from Stirling.

The first lot comprises the cottage, byre and a plot of 6.46ac of grazing land. It is available for offers over £340,000.

Lot 2 features land extending approximately 51.7ac and represents an area of grazing land which runs down to the River Balvag.

Baird Lumsden is accepting offers over £130,000 for the second plot. Access is from the public road via a livestock pen gate.

The land has been let for cattle grazing over recent times, the estate agency said, and has been classified as a mix between class 5.2 and class 5.3 according to the James Hutton Institute.

In the event that Lot 1 and Lot 2 are sold separately, the purchasers will be mutually responsible for erecting a stock proof boundary fence.

Lot 3 features land extending to approximately 33.44ac for which offers over £85,000 are invited. It forms hill ground and is accessed to the northwest of the property on the other side of the road.

It is accessed by a metal field gate opposite a livestock pen. It includes areas of mature woodland, which has also been used for sheep grazing, and is a mix between class 5.2 and class 5.3 according to the James Hutton Institute.

Kirstie McLachlan of Baird Lumsden said: “This is a rare opportunity to acquire land and property in a gorgeous and historic rural location which is also part of a long-established community.”

Accommodation and location

The ground floor of the cottage provides:

• Hallway;
• Study/bedroom 1;
• Shower room;
• Kitchen/dining room.

On the first floor there is Bedroom 2; Bedroom 3; Bedroom 4; Family Bathroom and storage cupboards.

The Byre is a traditional stone building which provides usual storage facilities, Baird Lumsden said.

The property is accessed from the roadside and its driveway leads to a gravel yard with a “generous” parking area.

“The cottage is of stone construction under a slate roof offering a wonderfully peaceful home for gardening enthusiasts or those with an interest in hobby livestock,” the estate agency said.

Is is situated 3.4 miles from Callander and 16 miles from Gleaneagles. The village of Balquhidder lies at the head of Loch Voil, south west of Lochearnhead and west of Strathyre.

“Balquhidder provides a wide range of recreational activities including hill-walking, climbing, cycling and water sports which can be found on Loch Earn, together with Loch Tay and Venacher,” Baird Lumsden said.

“The Sustrans National Cycle Route 7 is to hand connecting Callander, Balquhidder, Killin and beyond.

“Monachyle Mohr, an outstanding boutique hotel and shop renowned for excellent Scottish food and drink can be found to end of Loch Voil.”

The post ‘Charming’ rural cottage on 92ac site brought to the market appeared first on Agriland.co.uk.

Davidson & Robertson has called for more focus on the “key principles of managing estates” in the “ever-changing” rural marketplace.

The Scottish rural consultancy said that it is more important than ever to focus on the key principles that make managing rural estates more effective in the “fluctuating world of agricultural policy”.

Director and head of property and forestry at Davidson & Robertson, Niall Milner, said there are seven considerations that are core to adding value to rural estates.

“Diversification, wise investment, a serious look at health and safety, and energy efficiencies have never been more important,” he said.

“At the same time, budgets, looking at the reinstatement costs for insurance purposes and keeping good records are also key to the business.”

Key considerations

Finance

The first of the seven considerations, according to Milner, relates to the diversification of income.

“As a landowner, whether that be as an investment landowner with rental property, or running your own agricultural business, having diversified income streams can provide resilience in a time of change,” he said.

“The residential property market within Scotland has rent caps in place, and the agricultural sector with the inevitable emerging changes to the subsidy schemes means having other income streams can assist with volatility.”

Milner said these streams can be through commercial rentals, storage or workshops in disused buildings, farm shops or cafes.

The next consideration is wisely considering different investments. Milner said that “every farmer wants a new shed” but that, before investing, people should consider whether they want to invest in the tenant’s business or whether they need to satisfy a repairing obligation.

“An investment into the farm infrastructure needs to be supported by a business case so make sure the discussion on return is approached before the shed is built,” he said.

Health and safety

Milner’s next piece of advice is concerning health and safety. He urges those looking to add value to their rural estates to take health and safety seriously.

“We live in litigious times and there is no getting away from the ‘where there’s a blame there’s a claim ‘mentality’,” he said.

“What may seem obvious to you is not obvious to the public, and where access rights across Scotland are so irrepressible, it’s important to properly manage stock, fencing, appropriately sign around the farm, and hold a tree safety survey.

“It often seems like money is wasted until it becomes money saved. Some insurance companies may risk profile clients, and where active measures are in place to avoid liability, an underwriter may look more favourably at renewal time.”

Energy

The fourth recommendation is related to energy, with Milner highlighting that energy security is in “sharp focus” as the reality of the cost-of-living crisis begins to hit home for many.

“Rental values have always historically been underpinned by repairing standards and location, although with the ever-increasing interest from tenants in the energy performance of prospective properties, there is becoming an emerging green premium or brown penalty to rentals,” he said.

“There is no getting away from the legislative requirements and the need to meet minimum energy efficiency standards across the rental sector.

“Upgrading insulation, renewable heating systems, and even adding solar panels are good ways to future-proof housing stock and should be considered at the point of any rental voids.”

In larger businesses that may have the need, he said, wind and solar can be an expensive upfront cost.

“But with improving battery technology and the prices reducing as the technology advances, those who invest in the long-term may reap rewards from having a secure energy source for their businesses,” he said.

Cost valuation

The fifth key consideration for those looking to add value to their rural estates is in relation to cost valuation.

Milner said that building costs have increased by over 20% in the last few years, with imported materials being more difficult to source and afford.

“It is important that Reinstatement Cost Valuations are carried out on farms and estates regularly and no more than five years apart for insurance purposes,” he said.

“Extreme weather is now becoming a more regular occurrence and under insurance on buildings in the event of an incident and a claim is a risk no policyholder wants to take.

“In many cases the Reinstatement Valuation will be higher than the market valuation of a property, valuing what it would cost to demolish and rebuild the building on a like-for-like basis, including everything from planning fees to materials and work.”

Budget

The famous saying ‘don’t let the tax tail wag the dog’ rings true, according to Milner. Leading to the sixth recommendation, which relates to budgeting.

If the business is ever looking to introduce change, Milner said, it is important to consider the implications from a tax perspective.

“Equally, having a cash flow budget for your property is key and reviewing this regularly can help you tax plan and make the best business decisions which don’t leave you in the red,” he said.

“Reforecasting halfway through the tax year can also help realign any unforeseen income or expenditure.”

Written correspondence

If property involves any tenanted property, ambiguity and misunderstandings can cause some of “the biggest breakdowns in relationships”, Milner said.

Having file notes and written correspondence then can help alleviate disagreements, as can written tenancy agreements.

“Tenancy agreements typically set out obligations for repair and maintenance, as well as any detail around the term dates and special clauses, therefore if it’s not in writing, ensure that notice is served to request the terms of the tenancy in writing,” Milner said.

“This can be important in all circumstances, particularly those on agricultural tenancies where the land may be suitable for development and having clear break clauses are needed.

“For those with tenancies under the Agricultural Holdings (Scotland) Act 1991 or Agricultural Holdings Act 1986, schedule 1 identifies provisions required in leases and tenancy agreements.”

The post Focus must be put on ‘key principles’ of managing rural estates appeared first on Agriland.co.uk.

Rural consultancy Davidson & Robertson has urged farmers and landowners to be aware of the claims they can make when it comes to utility work.

The independent firm of rural surveyors and consultants said infrastructure schemes, whether they are with utility companies, road and rail or renewable projects, are often complex and involve “intricate negotiations”.

Davidson & Robertson land agent Ian McKnight said farmers affected by utility work may overlook “very valid compensation claims”.

He said compensation claims generally fall under four key considerations, which are:

• Loss of land use (issues like crop damage, disruption to fieldwork, lack of access, temporary fencing and crossing issues);
• Disturbance;
• Reinstatement (elements like the cost of fixing gates and fences and replanting or reseeding);
• Client time.

McKnight said that, while three areas of compensation are based on what happens to the land, time spent by farmers monitoring, reporting and fixing is “often overlooked, underestimated or forgotten altogether”.

“It is essential that farmers put a value on their time, we urge our clients to keep a diary logging time they spend working on or around the projects. It means an hourly rate can be applied alongside other elements of compensation.

“One of the most important messages we’ve been getting across to those affected by utility work is to engage with an agent at the very outset.”

In the majority of cases, he said, the cost of engaging an agent is met by the utility company, and agents have “a breadth of experience to call on”.

McKnight said being involved at the outset of a project can make all the difference for a farmer.

“Being involved at the outset makes a huge difference – be that negotiating to adjust infrastructure routes, agreeing suitable mitigation measures and equipment, compensation and potentially including injurious affection (the negative impact on your wider/remaining property),” he said.

“Projects are often long and protracted, so it is important to consider wider impacts and any potential unforeseen consequences that may impede existing, and future alternative uses of the property.”

The post Farmers urged to be aware of utility work claims they can make appeared first on Agriland.co.uk.

Scottish rural consultancy Davidson & Robertson has issued advice to landowners, saying that “knowing the real value of your property is crucial”.

The independent firm of rural surveyors and consultants has said that farming is experiencing a generational change, and that there have never been “so many potential paths to follow”.

As a result, it said, knowing the value of land is extremely important, whether the land is for sale, succession planning is underway or land use is being reevaluated.

Head of rural and agency at Davidson & Robertson, Graeme Ferguson, said from a land management and succession planning perspective, there is “real value” in having an up-tp-date valuation on your property.

This, he said, is something that less than 50% of farmers have in place.

“There are more competing land uses than we have seen before (in food production, environmental enhancement, forestry, carbon sequestration, energy production, recreation, tourism, and housing development),” he said.

“Valuations are a starting point to help capitalise on opportunities and protect your family and business for future generations.”

Benefits of valuation

Ferguson said estate and farm property valuations that will inform for succession and tax planning are important.

“It is essential to understand how the assets are owned, who is occupying the land and buildings, and on what basis, alongside the potential implications of both inheritance tax and capital gains tax,” he said.

“Valuations properly assist tax planners in assessing tax liabilities so they can maximise available tax reliefs and mitigate inheritance tax liabilities for you.”

For example, Ferguson said, agricultural property relief and business property relief can help reduce or eliminate inheritance tax on farming other qualifying business assets.

As well as this, capital gains tax relief can be claimed on qualifying agricultural and business assets and gifts into certain types of trust.

“Values can be used in succession planning in the apportionment (distribution) of the estate or farm and planning for probate purposes,” he said.

“In some circumstances the property may not have been valued for years, or even decades.”

Succession planning

Ferguson said that establishing a plan for farm or estate succession will ensure “effective transfer of assets to the next generation”.

“Capital taxes can be a significant financial drain on property owners, but many are reluctant to obtain a formal valuation because of the associated expense,” he said.

“This is a short term view – because valuations are key to helping to reduce the exposure of families and businesses to capital taxes.”

Ferguson cited research carried out by rural insurer NFU Mutual that revealed that only 47% of farmers polled had succession plans in place and only a third of these had been reviewed regularly to ensure they remained current.

He said that farmers worried about sorting out their succession plans can benefit from his, and Davidson & Robertson’s, advice.

“The first step of any succession plan is a frank and honest conversation to understand the long term goals of the business and the long term plans of those involved,” he said.

The main questions should be framed around the next generation’s interest in the farming business and, if they are interested, whether or not they have a different view of land management.

“These can often be difficult or challenging conversations, and ones that are often best facilitated by a specialist third party/consultant,” he said.

“To maximise the benefits for all involved, instructing a property valuation is the next step in the process.”

The post ‘Knowing the value of your property is crucial’ – rural consultancy appeared first on Agriland.co.uk.

Nearly 220ac of land at Eldon Moor Farm in County Durham has come to the market through rural land and property agency GSC Grays.

The parcel of Grade 3, mainly arable land is divided into two lots and has a guide price of £1,910,000. Lot 1 (106.12ac) is priced at £950,000 and Lot 2 (113ac) is priced at £960,000.

Eldon Moor Farm is situated to the north of the village of Middridge, between Newton Aycliffe and Shildon in County Durham, approximately eight miles south of Durham.

The estate agency said the land offers an opportunity to be used for nitrate offsetting as it falls within the Tees Valley catchment.

Head of farm sales at GSC Grays, John Coleman, said the agency has valued the land for agricultural use, but also expects “serious interest” in the 1,800 nitrate credits which could be gained from the land.

“This is an emerging market, and it will be interesting to see what value the market puts on this opportunity especially in light of the limited number of credits recently auctioned by Natural England at £1,825 per credit and for which I understand there was significant demand.

“Nitrate offsetting could be delivered by land use or management changes that reduce the nutrients entering a watercourse by wetland creation, woodland planting or arable reversion.”

The land is currently sown to Winter OSR, with each field having a 6m grass margin. It features four ponds of varying sizes, which are “naturally stocked with trout and perch”, GSC Grays said.

The post GSC Grays adds 220ac Eldon Moor Farm to the market appeared first on Agriland.co.uk.

An agricultural and rural lawyer has issued a warning to farmers and landowners to check the Land Registry and ensure that “every inch” of their land is legally registered following a rise in adverse possession cases.

Hannah Taylor, a senior associate at Midlands law firm mfg Solicitors, said she was issuing the warning following the growth in adverse possession cases – which can see a person without a legal land title becoming the owner by being in possession of the land in excess of 10-12 years.

Taylor said she has dealt with a growing number of cases where neighbouring landowners have possessed land which does not belong to them, but have claimed ownership through adverse possession laws.

These cases, she said, result in these people getting the Land Registry to record the land in their name.

“Many farmers and landowners here in the UK own hundreds of acres of land and some have lost small sections of that land due to adverse possession laws, also commonly known as ‘squatters rights’,” Taylor said.

“Whilst there is no guarantee that an application will be successful if someone has used the land for a specific number of years, it has caused stressful situations for a growing number of landowners and driven considerable delays on any sales, or when remortgaging.

“With the issue gaining more and more profile in recent years, it highlights not only the importance of checking every inch of boundaries and fencing on a regular basis, but also ensuring the Land Registry’s records accurately reflect the actual position in the property’s deeds.

“It sounds simple, but if land is already registered correctly, it makes it more difficult for someone making an adverse possession claim.”

Taylor said adverse possession claims from either side are hugely complex and time consuming with specific steps and procedures which must be taken as part of the process.

“More than anything, it’s a growing problem which highlights exactly why expert legal advice should be the first port of call, both proactively and reactively,” she said.

The post Lawyer warns farmers to ensure ‘every inch’ of land is registered appeared first on Agriland.co.uk.

Real estate agency Baird Lumsden has brought what it has called a “unique” 23ac equestrian property featuring a five-bedroom mill house, stables and a “historic roundel” to the market.

2 Blackfaulds Farm is located by the village of Avonbridge near Falkirk, Stirlingshire, and has been described by Baird Lumsden as having an “abundance of character and generous land parcel in central Scotland“.

The site is on sale for offers over £540,000 and is expected to attract potential buyers interested in equestrian use, hobby farming, grazing, food production and woodland creation.

Baird Lumsden said the farm has been “a much-loved Lowland Croft for many years by the current owners”.

“The land has predominantly been used for equestrian purposes with useful stables and an outdoor arena established.

“There is ample opportunity to optimise the use of this land with sustainable farming practises and enterprises to create a modern smallholding with income potential.”

A ‘wonderful outlook’

Baird Lumsden said the property features paddocks to the rear and has a “wonderful outlook” across the gardens and fields around the house which “attract an abundance of wildlife”.

“Traditional cart sheds adjoining the main house provide a workshop and stables, and the grazing land forms a mix of rolling pasture and woodland,” Baird Lumsden said.

“Avonbridge is a bridging point over the River Avon, hence the name Avonbridge. Falkirk and Linlithgow are both just over seven miles away, and the property is in the catchment area for Linlithgow Academy.”

Baird Lumsden describes the location as peaceful and private, but with easy access to the central motorway network.

Head of Baird Lumsden and the overseer of the marketing of 2 Blackfaulds Farm, Jennifer Campbell, said: “This is a fantastic ‘grand designs’ project. Properties with the added bonus of land and outbuildings rarely come to the market in West Lothian.

“We want to direct this impressive property to the equestrian market, to smallholders and to those with an interest in architectural and interior redesigns.”

The post 23ac 2 Blackfaulds Farm hits the Scottish market appeared first on Agriland.co.uk.

Property consultant Strutt & Parker has announced the members of its natural capital team – a new team that will advise clients on realising capital assets while also aiming to enhance the environment and boost biodiversity.

Alex Brearley has been announced as the head of natural capital; Jonty Rawcliffe has been announced as the head of natural capital in England; and Joel Paterson has been announced as the head of natural capital in Scotland.

Strutt & Parker said the new team will be responsible for advising and supporting rural estates, farmers and other landowners who are seeking to unlock opportunities arising from the drive to improve the natural and rural environment.

Rhodri Thomas, head of rural at Strutt & Parker, said the creation of the new natural capital team signals the importance that the company places on efforts to address climate change and biodiversity loss.

“We are seeing unprecedented levels of interest from individuals, corporations and funds who recognise the role nature-based solutions, such as tree planting and peatland restoration, can play in meeting the big challenges faced by society,” he said.

“Our extensive rural client base is in a unique position to deliver such nature restoration projects, opening up valuable new revenue streams by generating carbon and biodiversity credits.

“Alex and his team will be working with clients of both Strutt & Parker and the wider BNP Paribas Group to offer a joined-up, cohesive approach to natural capital.”

Brearley joined Strutt & Parker in autumn of 2022 as its head of forestry and has over 20 years experience in the sector, having been a director in Forestry England.

In his new role, Brearley will be supported by Rawcliffe and Paterson, who will help provide tailored advice to clients in their different markets.

“This new team has been established to work with landowners and farmers who are looking to increase and monetise the management of natural capital,” Brearley said.

“The appetite for natural capital investment is huge and we are excited at the prospect of delivering projects that make a positive difference both to clients and the environment.”

The post Strutt & Parker announces new natural capital team appeared first on Agriland.co.uk.

Real estate agency Baird Lumsden has brought a 1.2ac site fit for a rural enterprise opportunity or a private home to the market.

The former outdoor centre and traditional stone cottage is located on the site at Balafuil, Strathyre, Stirlingshire, Scotland.

The property, located off a woodland road in the countryside, is available for offers over £340,000.

Baird Lumsden said the property is “a truly unique offering to the marketplace, the modern outdoor centre and stone cottage share services, communal gardens and access of a delightful woodland road, set in a secluded and picturesque location with a village primary and the amenities of Strathyre close by”.

The real estate agency said the property, which is situated 10 miles from Callander, 25 miles from Stirling and 23 miles from Perth, offers a commercial redevelopment opportunity.

Location

Strathyre is a residential village within the Loch Lomond and Trossachs National Park. Amenities include a primary school, a shop, post office, hotel and local bus service.

The Sustrans National Cycle Route 7 is immediately to hand connecting Callander, Balquhidder and Killin.

There are railway stations at Stirling, Dunblame and Bridge of Allan which are all around a 30 minute drive from the site.

Jennifer Campbell of Baird Lumsden said: “This is a rare opportunity to acquire unique properties in a stunning rural location.

“Offers over £340,000 are invited for this fantastic opportunity to revive the properties’ significant potential.”

The post Baird Lumsden brings 1.2ac rural property to the market appeared first on Agriland.co.uk.

Isla Shaw of Galbraith, who is handling the sale, said:

The current owners have taken great care over every aspect of the interiors and the provision of first-class equestrian facilities, resulting in a wonderful family home. Hawksland Hall offers a superb country lifestyle in a very accessible location.

Built in 2007, the property offers spacious accommodation for comfortable family living and entertaining including an open-plan kitchen-living room; formal dining room; entertainment lounge with built-in Bose surround sound system; bar; piano room; and five to seven bedrooms.

The handcrafted kitchen has superb fittings including a three-oven gas AGA with a further two-oven electric module AGA and built-in Bean-to-Cup coffee machine.

The top floor of the property has an additional kitchenette and seating area plus two bedrooms and bathroom, suitable for use as a teenagers’ den or additional accommodation for visiting family.

Outside there is an extensive child and pet-proof decking area with two sitooteries and a garden which is mostly down to lawn with shrubs around the border.

Extensive range of buildings

There is an extensive range of modern agricultural buildings currently used for stabling and storage purposes.

There are additional equestrian facilities including a solarium, tack room and a five-horse Monarch horse walker.

Hawksland Hall has an electric-gated entrance with CCTV and also benefits from solar thermal panels and a back-up generator. The property extends to 11.9ac (4.82ha).

The property is in an elevated, secluded position, with far reaching views towards Tinto Hill and across Lanarkshire countryside.

Hawksland Hall is for sale through Galbraith for offers over £835,000.

The post 11.9ac equestrian holding on the market in Lanark appeared first on Agriland.co.uk.

Situated about 2.75 miles to the south-west of Campbeltown, on the Kintyre Peninsula, the land is divided into four separate blocks – all of which are accessed via private roads which lead from the B842.

Duncan Barrie, who is handling the sale of the land, commented on the property, saying: “This is an excellent opportunity to acquire a manageable block of arable and pasture ground situated in an idyllic rural setting but within easy access of the public road.”

4 lots for sale

Lot 1 is currently down to spring barley; while Lot 2 has been cropped for cereals historically. Lots 3 and 4 are well suited to fodder and grazing respectively. In addition, the land has been classified as mainly Grade 3.2 and Grade 4.1 by The James Hutton Institute.

The land rises overall from 15m above sea level at its lowest point, adjacent to the Chiskan Water, to 120m above sea level at its highest point to the north-west of the land holdings.

The principal block of land is located to the west of the holding on the opposite side of the B842, adjacent to the Chiskan Water; with Lot 2 being immediately to the east of Killeonan Farm steading.

The two further enclosures, forming Lots 3 and 4, are located just to the north-east of the subjects.

Asking price

All formal offers are to be received by 12:00pm on Wednesday, July 8, 2020. The asking price for each lot is as follows:

• Lot 1: Offers over £80,000;
• Lot 2: Offers over £75,000;
• Lot 3: Offers over £35,000;
• Lot 4: Offers over £35,000;
• As a whole: Offers over £225,000. 

The post 73ac of pasture and arable land up for grabs in 4 lots appeared first on Agriland.co.uk.

The landholding extends to just over 125ac of grade 3.2 ground, currently all down to pasture. The land is divided into a series of enclosures and benefits from good access for farm vehicles.

Buildings included

The farmhouse is located in the centre of the landholding and is now requiring complete modernisation and refurbishment, but benefits from an attractive outlook with traditional stone exteriors under a slate roof.

In addition, a range of traditional farm buildings, are situated adjacent to the farmhouse and there is a yard area to the rear of the steading.

The farmyard from above

Seller comments

Duncan Barrie, who is handling the sale of Old Kirk Farm, said: “This sale represents an excellent opportunity for the right person to reinstate the farmhouse and create a wonderful home to their own specifications.

Equally, there are a good number of traditional farm buildings, which may offer further development or alternative use opportunities, subject to obtaining the necessary building and planning consents.

“The property benefits from a sufficient area of farmland which would cater for a number of livestock or equestrian purposes, and the farm is situated in a private position with lovely views over this picturesque area of Scotland,” he concluded.

The nearby village of Balloch, less than two miles away, provides day-to-day services and amenities and is renowned for its scenery and as the gateway to the national park.

The outlying settlements along Loch Lomond Shores, are home to a variety of shops and restaurants; while the Loch Lomond Sea Life aquarium is also a major tourist attraction in the village.

Old Kirk Farm is being sold as a whole or in three lots, as follows:

• Lot 1 Offers Over £265,000;
• Lot 2 Offers Over £200,000;
• Lot 3 Offers Over £30,000;
• As a whole: Offers Over £495,000.

For further information on the property, contact Galbraith.

The post For sale: Small farm with potential, within Loch Lomond National Park appeared first on Agriland.co.uk.

Edward Morris, estate manager, Borders Estate, said: “We are delighted to see this transfer of land taking place and we wish the community trust every success.

Buccleuch’s Borders Estate comprises of 127,000ac; which stretches from the Ettrick and Yarrow Valleys in the Scottish Borders, running almost continuously into Dumfries and Galloway and to the England-Scotland border.

The land, which has been gifted by Buccleuch’s Borders Estate to Newcastleton & District Community Trust, is located just north of the English border and encompasses a range of amenity sites in the village.

‘A historic moment’

The agreement has been described as a ‘historic’ moment by the Newcastleton & District Community Trust; with the land involved including a multisport pitch and fitness gym, a golf course and the Holm Show fields.

These sites have already been under long-term use by the community; however, formal transfer of ownership allows the trust to find increased community uses for the land and look at potential improvements of the facilities.

In addition, a mast site has been included to provide the community with an income. Buccleuch said it was delighted to enable the community’s plans to utilise the land.

The agreement comes as Buccleuch continues negotiations for the sale of substantial areas of land, including Langholm Moor, to community groups.

“We have been in discussions for some time with groups around Newcastleton and Langholm regarding their aspirations for the local area and we are committed to helping community groups realise their aspirations where we can,” said Morris.

Further plans for purchase?

Newcastleton & District Community Trust is continuing to progress plans for the prospective purchase of land in the south of Scotland, with its application being submitted to the Scottish Land Fund and a decision due in May.

“We have had very constructive discussions with Buccleuch about land use and ownership in the area and we look forward to progressing our plans,” said Barbara Elborn, secretary of Newcastleton & District Community Trust.

This is a delightful and historic moment for local people.

“We thank them and the Scottish Land Fund for their help and support to enable the community to move forward with its development plans.”

The post Buccleuch and community group agree ‘historic’ land transfer appeared first on Agriland.co.uk.

Situated at Deepmoor Farm, in Deerfold, Lingen, Bucknell, also includes a six-bedroom farmhouse, a range of traditional and modern farm buildings and a former three-bedroom farmhouse.

Cattle, sheep and arable enterprise

Gareth Wall, a partner at McCartneys, who is facilitating the sale, explained that the property has been a productive holding, having supported a cattle, sheep and arable enterprise, which has produced good quality livestock, and crops.

The land is level to gently sloping and all laid to pasture. The land may be suitable for equestrian use and a variety of other purposes, subject to the necessary consents.

“The land is high quality and is laid to pasture and arable cropping. In addition, the land has a good network of water tanks and well-maintained fencing,” said Gareth.

There is a network of hardcore tracks from the farmyard through the land, and it has good access from the private drive and the farmstead. The land is classified by Defra as grade 3 and 4.

Furthermore, there are a variety of farm buildings which are a combination of traditional and modern buildings and have been kept in a good state of repair by the vendors.

The buildings are practical for cattle, sheep, machinery and fodder storage with good entry off the private drive and accessed by hard core yard areas.

“It’s the perfect opportunity for someone looking to purchase a whole farm or just the land, buildings and former farmhouse to complement their existing farming business,” Gareth added.

Farmhouse

The main farmhouse is a substantial, attractive and relatively new dwelling, having only been built 11 years ago.

“Built in 2008, the main farmhouse is a well presented and spacious property, with views over the Herefordshire and South Shropshire countryside,” said Gareth.

“It has six bedrooms, two en-suites, a pantry, utility room, dining room, lounge and conservatory. The property also has the added benefit of underfloor heating throughout the ground and first floors.”

The house is situated in a raised position above the farmyard with good access onto the private farm drive connecting to the council-maintained road.

Adjacent to the traditional farm buildings within the farmstead sits an old dwelling.

“There is also a redundant three-bedroom farmhouse which, subject to local authority consent, could offer an opportunity for conversion and potential diversification,” Gareth commented.

Diversification potential

The property is for sale by private treaty as a whole or can be divided into two lots.

These include:

• Lot 1: Deepmoor Farmhouse and approximately 7.24ac of pastureland; or
• Lot 2: A range of modern and traditional farm buildings, a three-bedroom former farmhouse and approximately 178.19ac of productive arable and pastureland.

Overall, the property is guiding at £1.95 million for the entire 185.43ac.

Gareth, concluding on the sale of the farm, said: “Overall this property offers an opportunity to purchase an established and productive farm in a beautiful location, with diversification potential and an attractive farmhouse to live in.”

To view the property, please contact McCartneys Kington office on: 01 544-230-316; or visit: www.mccartneys.co.uk.

The post Substantial mixed arable and livestock farm for sale on 185.43ac appeared first on Agriland.co.uk.

Ardgarth Farm and the lands at Balshando and Ledyatt are situated in a private position with a picturesque outlook over the surrounding countryside, just outside Lundie and 9 miles from Dundee, Angus.

Included in the sale is an excellent range of modern purpose-built dairy facilities, a completely renovated traditional four-bedroom farmhouse, a separate two-bedroom cottage, and a productive area of arable and pasture ground.

Lundie is situated just a quarter of a mile from the property, while Dundee is nine miles and Edinburgh is 60 miles.

New Zealand style dairy complex

The property was acquired by the current owners in 2014, with the principal aim to create a modern New Zealand style dairy complex. Milking at the brand-new Ardgarth site commenced in January 2015.

The current farming system is centred on 600 dairy cows which are milked on a 54-point Milflos (GEA) rotary parlour, which was installed as part of the new dairy complex.

It is complemented with cubicle housing and a bulk outdoor feed passage for 660 cows, modern calf and young stock sheds, a large slurry lagoon and three silage clamps.

Duncan Barrie, who is a partner with Galbraith, commented on the opportunity and scale of the property for sale:

“This is an exciting and rare opportunity to acquire a substantial dairy unit located in an accessible location on the Angus and Perthshire border.

“The farm is equipped with a first-class dairy complex and housing for up to 660 cows plus followers. It is rare to see a property with this level of infrastructure and an exceptional range of modern farm buildings come to the open market.”

Significant investment

The dairy complex is surrounded by a productive block of farmland which is utilised on a grass-based paddock grazing system with a network of 5,000m of new internal tracks and cow steps which provide access to the majority of the fields from the collecting area at the dairy.

An excellent network of farm roads and cow walkways connect the dairy complex with the land. Each field in Lot 1 benefits from concrete water troughs which are connected to private or mains water supply.

The farmland has benefitted from a significant investment in the soil health via an ongoing programme of drainage and reseeding and regular applications of slurry generated from the dairy enterprise.

All of the arable and pasture land has been soil tested and has gone through a programme of lime and nutrient applications since 2014 to maximise the fertility of the holding.

“In addition there is a sizable area of arable land and excellent grazing ground, with the former having been cropped historically for cereals and other winter harvested vegetables, presenting a well-balanced mixed-farming unit,” commented Duncan.

The land is relatively free draining in nature allowing for silage and grazing to be taken late into the year.

A continuous programme of fencing, drainage and reseeding works has been undertaken to provide premium quality forage and grazing, and the majority of the fields have been cropped for cereals and potatoes in the past.

The majority of the arable land has been classified as Grade 3.2 and Grade 4.1 by The James Hutton Institute.

The remainder of the pasture and hill grazing has been classified as Grade 4 and Grade 5 and there are two areas at Balshando Loch and at Ardgarth Hill which have been designated as Sites of Special Scientific Interest (SSSI).

There are areas of woodland situated throughout the holding, providing shelter for cattle, some rough grazing and two lochs (Lundie Loch and Balshando Loch), adding to the amenity of the holding.

Farmhouse and cottage

Ardgarth Farmhouse is an attractive traditional stone farmhouse which has been completely renovated in recent years.

The accommodation includes four bedrooms; three reception rooms; a boot room; an office; two bathrooms; and a shower room.

Ardgarth Farm Cottage has an open-plan sitting room and kitchen; two bedrooms; and a family bathroom laid out over a single storey. The property has also been renovated in recent years.

Whole or 2 lots

“The investments made by the current owners have ensured that all of the land is farmed to its maximum potential, complemented by a well laid out infrastructure and attractive and refurbished residential accommodation,” said Duncan.

“I expect significant interest in this property from a range of potential buyers.”

The farm is for sale as a whole for offers over £5 million.

Alternatively, the property is also for sale in two lots as follows:

• Lot 1: Offers over £3,825,000; or
• Lot 2: Offers over £1,175,000.

Further information on Ardgarth Farm and the lands at Balshando and Ledyatt can be found online.

The post Outstanding 1,246ac ‘New Zealand style’ dairy complex and arable farm for sale appeared first on Agriland.co.uk.

“Spring is traditionally one of the most popular times to launch a farm for sale, but while quarter two was busier than quarter one, supply is historically tight,” explained the firm’s head of estate and farm agency Michael Fiddes.

The first half of 2019 saw 43,000ac publicly launched, which is the lowest area marketed since 2014.

“The fall is not unexpected as landowners who have a choice about when to sell are holding back until there is greater economic certainty. This is something we have seen during previous rounds of CAP reform, where uncertainty about agricultural policy has led to a fall in the amount of land being marketed.”

The biggest fall in volume was recorded in the East Midlands, with only 10 farms publicly marketed so far this year, compared with the norm of around 20. Supply is also below average in the East of England, West Midlands and Yorkshire and Humber.

Bucking this trend has been the South West, where 37 farms have been marketed; almost 50% more than usual. Half of these farms are small (less than 200ac) mixed or lowland livestock farms.

Fiddes said tight supplies are helping to underpin average values which remain consistent at £9,100/ac for arable land. However, the range in values is wide – this quarter ranging from £6,000 to £16,000/ac.

Overall, the trend is for fewer sales at £10,000/ac or more, than at the peak of the market in 2014-15, with more transactions falling into the £8,000 to £10,000/ac price bracket.

“Overall, farms and estates where there is potential to generate mixed revenue streams, combining residential, commercial and agricultural enterprises, are tending to attract strong interest, as are best-in-class farms where there is a neighbouring farmer looking to expand.

“Location remains critical, but buyers are also placing greater emphasis on the quality of the holding than perhaps they were three or four years ago. For example, they are now looking more closely at issues such as accessibility, water availability, soil type and how well the farm has been maintained.

“The market is complex, with different factors in play across each region. Knowledge of the local market and the major players in it is essential. Good sales results are achievable, but vendors may need to be patient.”

South West

William Morrison, South West Region explained the South West has bucked the national trend, with more land coming to the market than normal.

“We’ve seen some interesting properties launched this spring, ranging from large farming businesses to good-sized blocks of bare land, but the bulk of launches have been smaller mixed or lowland livestock farms,” he said.

Death and, increasingly, debt are prompting sales, although retirement is another factor, in particular where there are children who are pursuing other careers and do not want to carry on farming.

“In terms of demand, rollover buyers are very much in evidence and whilst there is also good interest from a number of farm businesses looking to expand, if it wasn’t for the rollover buyers, the market would be significantly different.

“Farms that were launched earlier this year have sold well, with arable prices ranging from £7,750/ac to £11,000/ac and pasture prices from £6,000/ac to £9,000/ac.”

The North

Will Parry, who covers the Northern Region, said the volume of land coming to the market in the North of England has been low for several years – particularly in Yorkshire and Humber.

“2019 was slow to start, with decisions being taken to launch sales later in the year. Lack of new stock therefore is underpinning average values, although prices still vary greatly.

“Arable values are now between £6,000/ac and £11,000/ac, while pasture is selling for £5,000/ac to £8,000/ac.

“The farms with the widest appeal are those that are well-maintained, in accessible locations and with mixed revenue streams.

In terms of buyers, there are a number of rollover buyers looking for land, but their requirements are very location-specific.

“However, we also have a number of non-farming investors on our books who are eager to secure quality blocks of land that can either be contract farmed or let to farmers.”

East Anglia

Giles Allen from the East Anglia Region added: “We have seen a wide selection of farms and blocks of land come to the market in East Anglia this spring, but it is notable that none has been bigger than 750ac.

“Values are holding firm – prices for arable land continue to range between £7,000/ac and £10,000/ac, with location, soil type and water availability being the critical factors in determining which farms achieve the best prices.

“We are currently selling 300ac of light land and grass that comes with a large abstraction licence which has sparked good interest with competitive bidding and we expect the sale to conclude quickly.”

Central and West Region

In the Central and West Region, Matthew Sudlow said the Cotswolds appeared be bucking the trend of low supply.

Over the past quarter, the Cotswolds, central and west England has seen a number of fully equipped, mainly arable farms come to market including five holdings of over 500ac which has boosted overall supply. In addition, there has been a handful of residential farms come to the market.

“Reaction appears to have been mixed and market sentiment generally remains cautious in these uncertain political and economic times.

“Although a number of sales have now been agreed, this has meant that some investor-buyers are holding back for now and farmland prices appear to be fairly static,” he said.

East Midlands

Sam Holt, who covers the East Midlands, said: “Demand is outstripping supply in the most popular areas of the East Midlands, where best-in-class farms are selling well.

“Across the region, supply is tight, with only 10 farms publicly marketed in the last six months, compared with 20 or so usually.

In total, less than 3,500ac came to the market during the first half of 2019, compared to 7,800ac in the first half of 2018.

“The market is being driven by a mix of neighbouring farmers who are taking advantage of opportunities to acquire land if they arise and rollover purchasers. However, buyers are being cautious in their approach and increasingly selective about what they want to buy. Location remains key.”

South East

Will Whittaker explained that it was a similar picture in the South East.

“The supply of land coming to the market in the South East of England continues to be low – down on the equivalent period in both 2017 and 2018,” he said.

“There have been a few parcels of bare land launched and a farm on the North Downs, but options are limited for anyone currently looking for a commercial farm or estate in the region.

“Arable land is currently ranging between £7,500/ac and £11,000/ac, with farms that have been maintained to a good standard achieving the best prices. There’s a mix of buyers including progressive farming businesses, private individuals and people with rollover money to invest.”

The post Volume of farmland marketed for sale in the UK reaches 5-year low appeared first on Agriland.co.uk.

It is situated near Shotts in North Lanarkshire, three miles from junction five of the M8 and one mile from the nearest train station; while Glasgow is 23 miles and Edinburgh is 30 miles away.

Agriculturally, the surrounding area of North Lanarkshire provides an accessible location with a combination of productive pasture and arable ground with rolling hills in the distance.

The area is well served by a wide variety of merchants and suppliers, and there are a number of agricultural contractors who can provide additional farming resources as required.

The farm lies approximately 17 miles north of Lanark Auction market, and within 35 miles of both Stirling Auction Marts – all of which provide a choice of three outlets for store and finished livestock produced on the holding.

Alternatively, Carlisle Mart, which is an excellent outlet for dairy and breeding stock, is just over an hour and a half’s drive via the M74.

East Tarbrax

East Tarbrax has been farmed by the same family for a total of 107 years with the current sellers being the third generation to milk cows on the holding. It is currently for sale in two lots.

Lot 1 includes 523.28ac of productive pasture and silage ground, as well as an array of outbuildings and dwellings. Prominent features include three Fullwood Merlin robotic milking machines and housing for up to 430 head of cattle.

Duncan Barrie, a partner with Galbraith, said: “This is an established and renowned dairy farm with a long history in the dairy industry.

The farm presents a rare opportunity to acquire a commercial dairy farm within central Scotland, equipped with an extensive range of modern and traditional farm buildings, including three robot milkers and two dwelling houses.

The farmland, which is situated in four large blocks, has been classified as Grade 4.1 and Grade 4.2 by The James Hutton Institute. All the fields are easily accessible from a network of farm tracks or via field gates which lead onto a number of public roads.

The current owners have ensured the land has benefited from a healthy supply of slurry and farmyard manure and have undertaken an extensive programme of drainage and reseeding of the land over the years.

Some of the farmland to the north of the holding, adjacent to Shotts, offers longer term development potential, subject to the necessary planning consents.

The farm buildings, situated adjacent to the farmhouse, are an excellent range of modern and traditional farm buildings, comprising: 

• Tank house (8.94m X 3.94m);
• Traditional steading (309.62m²);
• Calf shed / former parlour shed (19.57m X 7.48m);
• Clean room / calf shed (17.16m X 11.8m and 39.4m X 11.7m);
• Feed shed (36.5m X 9.14m);
• Five cubicle sheds:
  • Shed 1 (36.5m X 9.14m);
  • Shed 2 (20.28m X 7.65m);
  • Shed 3 (37.5m X 6.47m);
  • Shed 4 (27.5m X 10.7m);
  • Shed 5 (15.4m X 14.5m);
• Straw court (24.3m X 14.2m);
• Cattle court (20.4m X 4.44m);
• Slatted shed (15.5m X 9.0m);
• Slurry store, with capacity for 1,000,000L;
• Feed store (9.9m X 7.72m);
• Large silage pit shed (56m X 45m at largest);
• Calving shed (30.4m X 13.34m);
• Young stock shed (55.2m X 11.9m);
• Straw shed / young stock (36.5m X 15m);
• Bull beef shed (60.0m X 14.4m).

Additional features

The farm has an attractive two-storey farmhouse with a private enclosed garden, although the property is in need of renovation.

Additionally, there is a further three-bedroom detached cottage with a large garden.

The current owners also receive an income stream from an 80kw turbine and telecom mast, allowing for efficient and sustainable running of the dairy enterprise.

East Tarbrax Farm is for sale as whole or in two lots as follows:

• Lot 1: Offers over £1,830,000;
• Lot 2: Offers over £45,000;
• As a whole: Offers over £1,875,000.

Commenting on the potential attraction of the farm, Duncan said: “The farm is ideally suited for modern dairy farming and accompanied by a productive block of 523.33ac of pasture and silage ground.

“East Tarbrax is a very productive holding and this, coupled with the development potential of the land close to Shotts, is likely to attract a wide range of buyers,” he concluded.

Further information can be found online.

The post ‘Established’ dairy farm includes 3 robotic milking machines on 523ac appeared first on Agriland.co.uk.

Jenny Layton Mills from McCartneys is acting as the agent for the 62ac property.

She said: “It’s often difficult for the younger generation to get themselves on the agricultural property ladder – that’s why this property is so exciting.

“The holding is split into five lots, totalling just over 62ac, and is situated just one mile from the town of Presteigne. This property must to be viewed to fully appreciate the available opportunity.”

The Brookhouse, Stapleton, Presteigne, will be sold by McCartneys at public auction on July 4, 2019.

Based just a few miles from the border with Herefordshire, the farm includes:

• A traditional stone barn with an adjoining three-bay steel frame livestock building (87ft X 22ft);
• A traditional stone & timber Building with loose boxes and adjoining corrugated iron and timber lean-to (52ft X 38ft); and
• A four-bay steel frame livestock building (60ft X 30ft).

Lot 1

Lot 1 comprises of a homestead with a four-bedroom farmhouse and two large traditional stone and brick buildings set in just over 5ac.

Lot 2

Adjoining this is lot 2, which comprises 34ac. This lot could be sold with lot one as a small farm, or separately as grazing land together with a 10ac oak wood.

Lot 3

Lot 3 is a 2ac roadside field, which would make an ideal pony paddock.

Lot 4

Lot 4 comprises 12.52ac of sloping pasture land, suitable for grazing or amenity purposes, with roadside access.

Lot 5

Agents claim Lot 5 includes some “excellent” level roadside pasture land.

Guide prices are as follows:

• Lot 1 – £350,000;
• Lot 2 – £170,000;
• Lot 3 – £18,000;
• Lot 4 – £50,000;
• Lot 5 – £60,000.

The auction is to be held on Thursday, July 4, 2019, at 6:00pm at The Metropole Hotel, Llandrindod Wells, Powys.

The post Welsh farm hitting the market could offer new entrant the perfect start appeared first on Agriland.co.uk.

The Central Association of Agricultural Valuers (CAAV) is a specialist professional body whose members provide advice and valuation expertise on issues affecting the countryside.

Of the seven new Fellows in Scotland, two are at D&R – Kirsten Tait and Murray Philp. Both Kirsten and Murray joined the firm as graduate surveyors, continuing their studies whilst working.

Kirsten Tait (pictured top) is the newest in a succession of chartered surveyors who have qualified at D&R. Kirsten passed her APC (RICS) in November 2018 and a few weeks later, gained Fellowship of CAAV.

Originally from Orkney, Kirsten graduated with an Honours degree in Rural Business Management from the SRUC – Scotland’s Rural College, in 2014.

Following a period of travel, Kirsten gained experience working at the Department of Agriculture in Orkney before joining Davidson & Robertson in September 2016 as a graduate surveyor.

D&R encouraged Kirsten to complete extra modules with the SRUC whilst at work, enabling her to top up her qualification to gain a RICS accredited degree in 2017.

Based in the D&R Edinburgh office, Kirsten enjoys planning and development work as well as getting involved in farm Valuations and Sales. She is also working on a utility project that will power Orkney, often travelling home to represent fellow islanders.

Murray Philp grew up in rural East Ayrshire. He then moved to Aberdeen where he completed a Master’s degree in Land Economy (Rural Surveying and Rural Property Management) in 2015.

Murray joined Davidson & Robertson as a graduate surveyor spending nearly two years working in their Cockermouth office. In summer 2017, he moved to the D&R Forfar office and also qualified as an MRICS chartered surveyor.

Murray enjoys the variety that his professional consultancy role provides – from Valuations and Sales to supporting clients with forestry interests.

Most recently, Murray has achieved the Level 6 Award in Residential Letting and Property Management (Scotland).

D&R managing director Martin Hall said: “We’re delighted to congratulate Kirsten and Murray on their latest qualifications.

We are always keen to nurture homegrown talent and we have a steady stream of graduates following a similar path. It’s something we actively encourage – it demonstrates a commitment to our staff and creates the opportunity for them to grow – and it benefits our clients and our industry too.”

The post Training and development reap double dividends for D&R staff appeared first on Agriland.co.uk.

The portfolio includes several dwellings as well as around 40 buildings across both the pig and dairy farms.

Estate agent Carter Jonas said the property was available to purchase by private treaty in 11 separate lots; or, as a whole for £7,850,000.

As well as good farm infrastructure, the land has a good location, based just 26 miles from Bristol and close to the village of Wanstrow, where there is a variety of amenities – such as a church, a village hall and a pub.

Four farms with buildings

Lot 1

Lot 1 totals 8.37ac with a guide price of £1,250,000.

It includes:

• Manor House, a four bedroom, two-storey farmhouse constructed of stone walls;
• Three barn-conversion cottages;
• Seven farm buildings located to the north of the property; and
• Around 5ac of arable land.

Outside, the three barn conversions are: Melbury (one bedroom); Baynards (three bedroom); and The Old Shippon (three bedroom).

Lot 2

Lot 2 is 112.22ac in total and the guide price is £1,000,000. It is divided into eight fields with a stone lane running through the centre of the land – providing excellent access.

Included on the easternmost field is a large slurry store.

Lot 3

Lot 3 is 143.84ac in total with a guide price of £1,750,000. It comprises a commercial dairy farm suitable for around 500 cows with the land itself divided between 10 fields.

Four-bedroom house, Clover Cottage, services the farm. The two-storey house also includes a garage.

There are a total of 21 dairy buildings forming the foundation of the dairy farm. They total 85,000ft² collectively.

The farmstead offers access to the field enclosures via an established track and road to the north. To the east of the farmstead is further direct road access.

There is an additional option to purchase a further detached, six-bedroom farmhouse called The Willows, comprising 0.32ac. The guide price for this is £375,000.

Lot 4

Lot 4 includes 12.93ac and Brickhouse Farm Pig Unit, which is serviced by two detached farmhouses.

The lot has a guide price of £975,000.

The first is Brickhouse farmhouse, a five-bedroom detached residence (pictured above). There is a large hedged garden laid to lawn; to the rear is a staff restroom constructed of brick elevations.

The second is Brentwood House, a three-bedroom detached property – including a garage. There is also a large hedged garden surrounding the property.

There are a total of 21 pig buildings forming the foundation of the pig farm. They total 87,000ft² collectively.

To the south is a single enclosure of 4.82ac – it includes various ponds and ground-mounted solar panels.

Seven parcels of arable land

Lot 5 is 44.61ac and the guide price is £375,000. It is divided between three enclosures and comprises arable land. The land has access from the road to the south with mains water available.

Lot 6 is 7.63ac and the guide price is £75,000. It is a single enclosure with arable land and access comes from a road to the north. Mains water is also available.

Lot 7 is 147ac and the guide price is £1,325,000. It comprises a modern four-bay, steel-framed livestock shed, a borehole water supply and the land is accessed from the A361 to the north and Chovel Lane to the west.

Lot 8 is 39.45ac and the guide price is £335,000. It contains arable land with several attractive copses.

Lot 9 is 9.51ac and the guide price is £90,000. It includes a single enclosure of arable land with access from Cockpit Lane to the east.

Lot 10 is 6.80ac and the guide price is £70,000. It is also a single enclosure of arable land and retains access via Studley Lane to the east.

Lot 11 is 29.95ac and the guide price is £230,000. It is divided between two gentle sloping arable enclosures. A woodland enclosure forms the eastern boundary while access is gained off Studley Lane.

Further information on the individual lots, the residences, and details of each outbuildings available can be found on Carter Jonas’ website.

Outbuilding at Lot 3

The post 562ac mixed farm hits market at £7.8 million in Somerset appeared first on Agriland.co.uk.

Previously part of the renowned Buccleuch Estate, Evertown Portfolio in Canonbie is up for sale with the option to buy whole or split into 18 lots.

However, eager and curious buyers must bear in mind that the closing date is 12:00pm, Tuesday, December 4.

According to the agents, the Evertown Portfolio is a significant agricultural and forestry land holding located in the south of Scotland offering “strategic investment and business opportunities“.

Buccleuch’s Borders Estate

The landowners, Buccleuch’s Borders Estate, owns 127,000ac that stretches from the English border to Hawick. Buccleuch declared that any sale of land encompassing tenanted farms would see current leasing agreements honoured.

Tenant farmers who live on their farms on long-term tenancies have been offered the opportunity to purchase their farms ahead of the open sale process. Farms currently occupied on 1991 Act tenancies, which are secure agricultural leases, are not part of the sale.

Buccleuch chief executive John Glen said: “As the Buccleuch business continues to evolve, we have to reflect the fact that the productive use of land is a far more complex proposition than it was previously.

We are committed to achieving the best use of land possible and part of that strategy involves reducing our footprint. These land holdings being brought to market offer a wide variety of opportunities for prospective owners.

Concluding, John Glen commented on the estate’s remaining land: “Selling land will allow Buccleuch to care for its remaining holdings more manageably whilst enabling the business to invest the capital it raises in other parts of our rural enterprises.”

18 lots of land

Charles Dudgeon of Savills, which is advising Buccleuch, said: “Evertown is a significant rural portfolio comprising equipped farms, productive farmland, commercial forestry and extensive planting opportunities.

“While the properties sit in a beautiful part of the world, amidst a rolling landscape, they are conveniently located close to the main Edinburgh to Carlisle trunk road, providing quick access to the motorway network.”

6,215ac make up the total farmland for sale, which can be split between two distinct agricultural areas.

There are 1,287ac of farmland with vacant possession and 4,927ac of farmland subject to a range of leases and occupancies. 12 lots out of 18 are farmland – nine include residential dwellings.

“The southern portion next to the national border is productive lowland ground suitable for dairy, beef and sheep farming whilst supporting some arable production,” Dudgeon added.

“The northern portion of the Portfolio consists of extensive hill farms which are best suited to upland sheep farming.”

The farmland for sale comprises:

• Lot 2: Cleuchfoot farm totalling 607.03ac. Includes a six-bedroom farmhouse and steading;
• Lot 4: Murtholm farm totalling 1,234.39ac. Includes a hill farm with two cottages and modern sheds;
• Lot 5: Old Irvine farm totalling 310.73ac. Includes a five-bedroom farmhouse and steading;
• Lot 6: Accessible pasture ground at Auchenrivock totalling 122.69ac;
• Lot 10: Pasture ground at Tarcoon totalling 381.70ac. Includes a range of sheds;
• Lot 11: A stock farm at Chapelhills comprising 280.01ac. Includes a three-bedroom farmhouse and steading;
• Lot 12: Loophill totalling 85.77ac. Includes a four-bedroom farmhouse and small holdings;
• Lot 13: Productive temporary pasture at Mossknowne totalling 119.55ac;
• Lot 14: Temporary and permanent pasture at Glenzierhead, totalling 216.83ac;
• Lot 15: Glenzier garden farm totalling 270.38ac. Includes a renovated farmhouse and recently erected buildings;
• Lot 16: Greenknowe farm totalling 432.28ac. Includes a farmhouse (in need of restoration) and two ranges of buildings;
• Lot 17: Mouldyhills farm totalling 553.43ac. Includes a four-bedroom farmhouse, modern steading and energy generating potential.

The lots also include a total of 2,740ac of forestry; 262ac currently consented for planting; 840ac are currently pending application.

“The forestry is predominantly high yield-class spruce crops which benefit from a diverse age profile with scope for harvesting mature timber during the next 10-15 years. This is complemented by extensive mid and young rotation crops,” Dudgeon said.

The forestry plantations and planting opportunities for sale include:

• Lot 1: Tansy Hill totalling 938.36ac;
• Lot 3: Bigholms plantation totalling 102.05;
• Lot 7: Cockplay and Hagg Hill forestry totalling 1,926.02ac;
• Lot 8: Consented planting ground at Leaheads totalling 262.91ac;
• Lot 9: Outer Hill forestry totalling 334.47ac;
• Lot 18: Tinnishall forestry totalling 781.28ac.

Viewings are strictly by appointment only through the Savills Edinburgh office. Further information can be found on Savills’ website.

The post Deadline approaching for ‘rare’ 9,000ac borders estate appeared first on Agriland.co.uk.