Average farmland prices in Northern Ireland hit record levels
According to the latest annual survey by the Irish Farmers' Journal, average farmland prices across Northern Ireland have reached a new record high. In 2025, the cost per acre of land averaged £15,002, marking the first time the overall average has exceeded £15,000.
Four counties—Armagh, Antrim, Tyrone, and Fermanagh—achieved record price levels, while Down and Londonderry recorded their second highest values ever. Notably, County Armagh has surpassed Dublin to become the most expensive location on the island of Ireland to purchase land, with an average price of £22,833 per acre.
This rise in land values is expected to increase concerns among Northern Irish farmers regarding potential exposure to Inheritance Tax on land values alone in the future.
Prices rose almost everywhere
County Armagh maintained its position at the top of the price table. County Down was the only area in Northern Ireland to experience a slight decline in average prices, which fell marginally to £19,109 per acre.
County Tyrone saw a significant increase of 24%, with prices reaching £17,578 per acre. Antrim's average price climbed to £15,009, while Derry recorded its second highest ever price at £12,623 per acre.
County Fermanagh remained the most affordable county in Northern Ireland for land purchases, with an average price of £10,380 per acre, representing a 17% increase from previous levels.
The survey is based on 157 transactions covering more than 6,200 acres. At the higher end of the market, the top quarter of sales averaged £27,232 per acre, an increase of £4,450 compared to 2024.
The survey also found that the quantity of land available for sale has decreased compared to 2024. In 2025, a total of 12,994 acres and 469 agricultural properties were publicly advertised for sale, resulting in an average lot size of 28 acres.
Counties in Northern Ireland occupy four of the top ten positions for land prices on the island of Ireland. The average land price in Northern Ireland is significantly higher than in the Republic of Ireland, where an acre costs approximately €12,876.
Why is land so expensive?
Land supply in Northern Ireland is limited, and farmland rarely comes onto the market. Small parcels of land often attract strong interest from buyers, which can lead to bidding wars.
Tight planning restrictions on farmyard buildings mean that any plot offering disused sheds or good slurry storage facilities can disproportionately influence local market prices.
The 3% increase in land values over the past year highlights the vulnerability of Northern Ireland farms to inheritance tax, despite the increase in thresholds in 2025. These thresholds are fixed until 2031, while land values are expected to continue rising.
'A once in a generation thing'
Peter McCann from the Irish Farmers' Journal attributed the price increases primarily to the "low supply" of land coming onto the market.
"A farmer having the opportunity to buy land beside their farm was potentially a once in a generation thing that could happen."
McCann added that, given the current rules and restrictions facing farmers,
"land is your licence to expand again."
He further remarked,
"It is remarkable things still managed to push on even though this huge uncertainty was hanging over farmers for the vast majority of 2025."
