Why is agricultural land so much cheaper than buying a piece directly behind our garden ?

imreadyforbed

We have a field directly behind our house , the owner has agreed to sell us some to extend our garden. When doing some digging the field was valued at 8k aprox 12 years ago on land registry. Obviously will have gone up in price , its not a massive field and has sheep grazing. 

My question is , they are asking 30/40k for 30 x 10 metres , is this classed as our garden i guess ? surly if we bought a piece of agricultural land which happened to back onto our garden we could buy the whole field for this ! ive seen plots locally for 60-100K of similar size to the whole field.  We've no intention of doing much with it and be happy for it to remain tenanted more a investment/opportunity to purchase a piece. 

Is there anyone who can explain how this all works please , were in the South , UK 

CSI_Yorkshire

Residential land is more valuable than agricultural land.

You say "to extend our garden" and then say "happy for it to remain tenanted".  Which is it?  The first is making it part of a residential property, the second is not.

fourmarks

This is, I presume, the only piece of 30 x 10 metres of land in the entire world that can be utilised as an extension of your rear garden. Given its exclusivity, the owner will seek to obtain the highest possible price he can extort. The value of the land therefore is the highest price you are willing to pay and if that is less than the owners valuation then walk away. Good luck.

imreadyforbed

CSI_Yorkshire said:

Residential land is more valuable than agricultural land.

You say "to extend our garden" and then say "happy for it to remain tenanted".  Which is it?  The first is making it part of a residential property, the second is not.

apologies, I mean we've no plans to do anything with it so if we bought whole field it could be left as tenanted X 

Emmia

This is the only piece of land that will extend tour garden, so the cost is going to be higher as the seller has you over a barrel. They don't need to sell it to you at standard land prices. 

How much would a bigger garden add to the value of your house?

stuart45

I've known this situation come up before with farmers. They usually want you to pay for all the legal fees, and for the boundary walls/fencing. It's because the land is of value to the home owner because of it's position. If it was a mile down the road it's value would be a lot less to you and your property.

imreadyforbed

Emmia said:

This is the only piece of land that will extend tour garden, so the cost is going to be higher as the seller has you over a barrel. They don't need to sell it to you at standard land prices. 

How much would a bigger garden add to the value of your house?

tbh i wouldn't have a scooby do but been in the family generations so will be passed on X 

eddddy

The land is worth whatever a seller is prepared to sell it for, and a buyer is prepared to buy it for.

You are completely free to offer £10k or £5k or any other amount for the land. (And the seller is completely free to accept or refuse your offer.) 

In the circumstances you describe, both parties' negotiating skills and strategy might make a big difference to the final price.

Devongardener

You should check with the local council planning dept that you permitted to cultivate the land as a garden.   This is essentially a change of use
https://www.oakplanning.co.uk/blog-posts/agricultural-land-to-residential#:~:text=The%20change%20of%20use%20of,will%20need%20to%20be%20submitted.

There have been several instances of this being done without planning permission resulting in being required to return to agricultural.
it might be OK if you used the land to grow fruit and veg, but probably not if you intend to landscape.

Richard1212

Devongardener said:

You should check with the local council planning dept that you permitted to cultivate the land as a garden.   This is essentially a change of use
https://www.oakplanning.co.uk/blog-posts/agricultural-land-to-residential#:~:text=The%20change%20of%20use%20of,will%20need%20to%20be%20submitted.

There have been several instances of this being done without planning permission resulting in being required to return to agricultural.
it might be OK if you used the land to grow fruit and veg, but probably not if you intend to landscape.

I absolutely agree. Everyone else has failed to mention that planning permission is needed to change the use from agricultural land----and that such permission is rarely given.

user1977

imreadyforbed said:

we could buy the whole field for this ! ive seen plots locally for 60-100K of similar size to the whole field.

And is the whole field for sale?