The property and land market initially entered 2026 with improved stability and growing confidence among both buyers and sellers. It was underpinned by reduced interest rates, greater clarity on Inheritance Tax (IHT) policy, and a more settled economic backdrop. However, there is now a little more caution due to the conflict in the Middle East, which is causing higher input costs and lending rates. Nevertheless, buyers are still more active than they were this time last year.
Property demand is strengthening
Overall, demand is strengthening, with buyer enquiries starting earlier this spring than in 2025, and volumes expected to remain broadly in line with recent levels. Supported by increased market confidence, we anticipate property prices will hold firm, but it is worth emphasising that location and asset quality remain critical determinants of value and marketability.
Vendors who have held back, have taken time to ensure their farms are presented in good order ahead of sale, positively influencing initial buyer impressions and supporting competitive interest.
Land is still viewed as a secure investment
Agricultural land continues to be viewed as a secure, tangible investment, and supply levels are likely to remain consistent. Land values are expected to remain resilient, with limited impact arising from recent IHT policy announcements. However, it is also worth noting that demand from natural capital and carbon-focused investors has softened compared to previous periods.
Lending conditions remain supportive for land-based assets where financial fundamentals are robust. However, lenders are applying increased scrutiny to more marginal businesses, and also within the dairy sector, where income volatility and milk price pressures persist.
Development-led opportunities
We have seen a sustained appetite for development-led opportunities, although higher build costs remain a key concern for developers. Nevertheless, farms with land adjacent to populations are still keen to explore their options with us.
If you are considering buying or selling this year, contact Chris Edmunds, Will Dalrymple or our Agency team for a confidential, no-obligation discussion on 0131 449 6212 (Scotland) or 01900 268 633 (England).
5 ways to make the most of selling your property:
Hire a Strategic Agent: Choose an expert with both local roots and national reach. Look for multi-disciplinary skills to help you identify “hidden” value in development potential or natural capital.
Prepare your Professionals: Consult your accountant on tax and your solicitor on title issues before you list. If you have grazing tenants, formalise those agreements early to ensure a clean sale.
Presentation is key: Kerb appeal matters. Fix fences, gates, and troughs, and tidy the yards. Details like clear gutters and sturdy fences speak volumes. It’s important to declutter and clear out any scrap, it’s high value right now and improves the overall look.
Invest in Visuals: High-quality drone footage and walk-through videos are now the standard. If your land looks best in summer, think ahead and commission your photography a year in advance.
Time it Right: Don’t feel pressured to hit a “Spring” deadline. Whether it’s a private sale or an open market launch, lean on your agent’s market intel to pick the right window. Work with your agent to launch only when the property and the market conditions are actually ready for you.
Top tips when looking to buy:
Early legal: Appoint a specialist solicitor immediately—ideally one with rural expertise, to identify and resolve potential title or boundary issues early.
Financial Readiness: Secure a mortgage in principle and have proof of funds ready. A “clean,” non-contingent offer is often preferred over higher bids subject to financing.
Understand the land: Evaluate the land’s suitability for your intended use. Check for drainage quality, grass mix, natural shelter, and the condition of fixed equipment like fencing and barns.
Connectivity & modern living: Prioritise high-quality mobile and internet reception. Assess outbuildings for their potential to be repurposed into home offices or income-generating spaces.
Development & diversification: Look for long-term value-add opportunities, such as renewable energy potential, natural capital, or building conversions.
Access & environmental constraints: Verify legal rights for private or shared access. Research environmental factors like flood risks, public rights of way, or National Park restrictions.
Property condition and long term maintenance: Factor in the long-term costs and labour required to maintain rural assets, as property condition directly impacts future valuation.
If you are considering buying or selling this year, contact Chris Edmunds, Will Dalrymple or our Agency team for a confidential, no-obligation discussion on 0131 449 6212 (Scotland) or 01900 268 633 (England).
