Cost per acre for fields?

[DaveR]

Is there such a thing as a generic rate?

Suppose I own a house out in the sticks somewhere and the opportunity arose to buy a neighbouring field of n acres...

If the house is of value x and the field were to cost me y, but in the future I were to then sell my "house with n acres" and this were then considered more desirable and thence of greater value than x+y, then it would seem worth doing.

My concern would be that if the vendor of the n acres factors this into his reckoning, then his asking price might well be influenced accordingly, hence the question.

Anyone able to share any pearls of wisdom?

[Jasandjules]

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

[AlexKP]

We looked at something like this a few years back. IIRC agricultural land is anywhere between 2-5k per acre depending upon quality and use etc (a paddock may well be quite a lot more). If is is woodland it could be less, but there may well be a covenant on it and you will have to maintain it.

[Wings]

Several years ago a small piece of green belt horticultural/farm land that backed on to the rear of my rural home came up for auction. I suppose the total area of the land was about third of an acre. I attended the action thinking it might go for about £10k, it eventually sold at auction for £32k

Since the land was purchased I have never seen any indication that the land was in use, although I suppose with God not making land any more, in years to come it might well turn out to be a good investment.

[funk odyssey]

Wings said:

Several years ago a small piece of green belt horticultural/farm land that backed on to the rear of my rural home came up for auction. I suppose the total area of the land was about third of an acre. I attended the action thinking it might go for about £10k, it eventually sold at auction for £32k

Since the land was purchased I have never seen any indication that the land was in use, although I suppose with God not making land any more, in years to come it might well turn out to be a good investment.

you've read Mark Twain then!

[AlexKP]

Wings said:

Several years ago a small piece of green belt horticultural/farm land that backed on to the rear of my rural home came up for auction. I suppose the total area of the land was about third of an acre. I attended the action thinking it might go for about £10k, it eventually sold at auction for £32k

Since the land was purchased I have never seen any indication that the land was in use, although I suppose with God not making land any more, in years to come it might well turn out to be a good investment.

Land is a funny thing. Without knowing your location/situation there could be many reasons why the price of that land went so high - not least of which could be someone bough it in order to prevent it ever being used or developed.

[Wings]

anonymous said:

[redacted]

Agree with the land being a funny thing, but in this case I believe the land was purchased as a very long term investment, possibly thoughts of change from green belt land to building plot.

[funk odyssey]

anonymous said:

[redacted]

would be unusual for that to change in most cases

good thing IMHO

[AlexKP]

anonymous said:

[redacted]

[elster]

Jasandjules said:

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

Really? That is rubbish.

I am glad I live in the countryside if that is the case.

Why do they not allow agricultural land to be reclassified as a garden?

Oh yeah land round here goes for about 2-5k as Alex says. Apart from crap land will go for 1k.

Edited by elster on Sunday 1st March 20:37

[funk odyssey]

elster said:

Jasandjules said:

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

Really? That is rubbish.

I am glad I live in the countryside if that is the case.

Why do they not allow agricultural land to be reclassified as a garden?

Oh yeah land round here goes for about 2-5k as Alex says. Apart from crap land will go for 1k.

Edited by elster on Sunday 1st March 20:37

yes really -- and in the countryside

you can't just buy the field next to your house and start mowing it etc

there are strict rules on what you can do with it

[elster]

funk odyssey said:

elster said:

Jasandjules said:

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

Really? That is rubbish.

I am glad I live in the countryside if that is the case.

Why do they not allow agricultural land to be reclassified as a garden?

Oh yeah land round here goes for about 2-5k as Alex says. Apart from crap land will go for 1k.

Edited by elster on Sunday 1st March 20:37

yes really -- and in the countryside

you can't just buy the field next to your house and start mowing it etc

there are strict rules on what you can do with it

We are not in greenbelt. I know the rules that apply, as have used them, as have many others around here.

[funk odyssey]

elster said:

funk odyssey said:

elster said:

Jasandjules said:

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

Really? That is rubbish.

I am glad I live in the countryside if that is the case.

Why do they not allow agricultural land to be reclassified as a garden?

Oh yeah land round here goes for about 2-5k as Alex says. Apart from crap land will go for 1k.

Edited by elster on Sunday 1st March 20:37

yes really -- and in the countryside

you can't just buy the field next to your house and start mowing it etc

there are strict rules on what you can do with it

We are not in greenbelt. I know the rules that apply, as have used them, as have many others around here.

no need to be arsey and I didn't say that you were in the greenbelt

IIRC similar or the same rules apply in the "countryside" -- at least they do in East Anglia

[anonymous-user]

In terms of value it really does vary

I have paid ALOT for a field that borders my house, securing the fact that I won't have any development nearby.
The landowner was very disappointed at the offer I made for the next field.

If someone can put a piggery in a field next to your house it's worth more to you than most.

Also it's true that it's VERY difficult to change greenbelt agricultural land to domestic garden without a sympathetic planning department.
HTH

Edited by anonymous-user on Sunday 1st March 20:44

[eldar]

elster said:

Jasandjules said:

Are these fields Green belt? If so, they won't count as Garden when you come to sell unless you can get change of use, which you are unlikely to do. But they can count as paddocks etc.. IIRC.

Really? That is rubbish.

I am glad I live in the countryside if that is the case.

Why do they not allow agricultural land to be reclassified as a garden?

Oh yeah land round here goes for about 2-5k as Alex says. Apart from crap land will go for 1k.

Edited by elster on Sunday 1st March 20:37

Suggest you look at what defines tax free on a primary residence. Big gardens aren't your friend, unless you consider paying loads of tax friendly.

[elster]

funk odyssey said:

no need to be arsey and I didn't say that you were in the greenbelt

IIRC similar or the same rules apply in the "countryside" -- at least they do in East Anglia

Certainly wasn't be arsey, you must just be touchy.

Well I know around east riding of Yorkshire, North Yorkshire South Yorkshire and Lincolnshire greenbelt and countryside rulings are hugely different. Was quite easy to have the land to be classed as part of my garden from being agricultural.

Countryside and greenbelt have a lot of different rules. Also know this is the same with building on the land.

[funk odyssey]

elster said:

funk odyssey said:

no need to be arsey and I didn't say that you were in the greenbelt

IIRC similar or the same rules apply in the "countryside" -- at least they do in East Anglia

Certainly wasn't be arsey, you must just be touchy.

Well I know around east riding of Yorkshire, North Yorkshire South Yorkshire and Lincolnshire greenbelt and countryside rulings are hugely different. Was quite easy to have the land to be classed as part of my garden from being agricultural.

Countryside and greenbelt have a lot of different rules. Also know this is the same with building on the land.

yes but they'll be water gardens in a few years!

[elster]

funk odyssey said:

elster said:

funk odyssey said:

no need to be arsey and I didn't say that you were in the greenbelt

IIRC similar or the same rules apply in the "countryside" -- at least they do in East Anglia

Certainly wasn't be arsey, you must just be touchy.

Well I know around east riding of Yorkshire, North Yorkshire South Yorkshire and Lincolnshire greenbelt and countryside rulings are hugely different. Was quite easy to have the land to be classed as part of my garden from being agricultural.

Countryside and greenbelt have a lot of different rules. Also know this is the same with building on the land.

yes but they'll be water gardens in a few years!

Says the man in East Anglia

In the words of Jade Goody "isn't that abroad?"

[FourWheelDrift]

elster said:

Says the man in East Anglia

In the words of Jade Goody "East Angular isn't that abroad?"

EFA. (I really hate to use it but it was also how what she called it)

[DaveR]

Thanks for the thoughts so far.

To add a bit more detail, it's currently paddock and I wasn't necessarily thinking in terms of a change-of-use application or trying to have is re-classified as garden.

Not thinking of selling my house in the short term either but just wondered if a house with an n-acres attached paddock might be worth more than the sum of the parts in future.

I'm in Hampshire in an area currently designated AONB and would fall within the boundary of the proposed South Downs National Park, if it goes ahead.