What is my "smallholding" really worth?

I'd like to get a real world value for my smallholding as I don't believe the several auctioneers we've asked over the years are anywhere close to the truth. Here are the details:

•Seven acres of VERY heavy clay, meaning the field is unusable for six months of the year
•Rusty old three-bay Dutch barn with part of the roof missing and a rough stone floor
•Lean-to with three walls, half the floor concrete, other half earth
•Lean-to with open sides and stone floor
•Stone yard, stone lane
•Legal permission for caravan
•Mains electric, mains water, phone line, bulk gas tank

What do you think I could get for this?

 

[George from SJM Planning]

Being in England you'll most probably get planning permitted development on those sheds and after Government recent announcements easier again there maybe?
Ask @George from SJM Planning maybe?

To maximise the value it may be worth investigating the development potential of the existing barns. Either Class Q or Class R conversions to houses or commercial units would probably increase the value compared to a smallholding with difficult land.
You may also benefit from getting planning permission to replace the mobile with a modest dwelling.
All depends how much you are willing to spend to realise the maximum value.

 

[ForkieX30]

You may also benefit from getting planning permission to replace the mobile with a modest dwelling.
All depends how much you are willing to spend to realise the maximum value.

We've tried several times over the years but have always been denied and the caravan permission was the best we could get. The council are annoyed that we slipped through the cracks and by the time they tried to evict us we'd already been here longer than the 5 year limit.
To be honest I don't have the money or the will to start with planning or building, I'd rather just get it sold and move on.

 

[Kidds]

How much do you think it is worth and how much do you hope to get out of it?
Also, how does that compare with what you have been told to expect?

 

[Nearly]

Do you need planning for a bunker?

 

[Fendt516profi]

I am a great believe in the adage, "it's worth what someone will pay for it, on the Day"!

Auction is often the only way to arrive at that. The "guide price" in the sale particulars is just that.

Set a Reserve you are happy with, and is reasonable realistic... Travelling folk might make you a cash offer mind....

I don't believe that, auction finds the person that will pay the next bid on from what the previous man would. I have some land that I may one day sell if/when I do it'll be by informal tender so buyers will have to bid what they're prepared to pay not just abit more than the runner up is prepared to pay

 

[toquark]

What’s the problem with what your agents tell you? Are they too high or too low in your opinion?

You can hunt about for someone to tell you what you want to hear, but essentially it boils to down to how much someone’s willing to pay and the only way to truly test that is to put it on the market.

 

[Fendt516profi]

What’s the problem with what your agents tell you? Are they too high or too low in your opinion?

You can hunt about for someone to tell you what you want to hear, but essentially it boils to down to how much someone’s willing to pay and the only way to truly test that is to put it on the market.

Seven acres of VERY heavy clay, meaning the field is unusable for six months of the year
•Rusty old three-bay Dutch barn with part of the roof missing and a rough stone floor
They are not exactly bigging it up so I'm would say they think it's over valued

 

[toquark]

Seven acres of VERY heavy clay, meaning the field is unusable for six months of the year
•Rusty old three-bay Dutch barn with part of the roof missing and a rough stone floor
They are not exactly bigging it up so I'm would say they think it's over valued

In that case he’s not looking at it with the same eyes as those looking for a small holding. They aren't generally farmers.

 

[Dry Rot]

I don't believe that, auction finds the person that will pay the next bid on from what the previous man would. I have some land that I may one day sell if/when I do it'll be by informal tender so buyers will have to bid what they're prepared to pay not just abit more than the runner up is prepared to pay

As done here in Scotland. No obligation to accept the highest or any offer. Some use the system to get their land valued and don't sell at all.

 

[Still Farming]

Sealed tenders ?

 

[Zebbedee]

Lots of people nowadays would be quite happy living in a caravan permanently nowadays as long as they are private in there own patch of land, sounds like you are in a decent area eg near London Town for commuters
I am millions of miles away in north of Scotland so my price is just a guess
7 acres of land behind a hedge but next to a road £70k-£100k
Sheds of sorts £30k
Caravan on plot legally £100k so total £200-230k
Good rail /road links etc could affect that substantially
I would say it is in current climate an appealing plot as lots of people just want space to call there own now, selling a property to be mortgage free etc but still ready to move into a home straightaway albeit a caravan
I am north Scotland so realistically have no idea of markets etc just throwing a viewpoint into the room,,,,,,

 

[serf]

Sealed tenders ?

Way to go , pick your buyer too

 

[Still Farming]

Way to go , pick your buyer too

As lot as advertised well on all sites as possible maybe?

 

[Kentishfarmer]

£250 - 300k

 

[ForkieX30]

Caravan on plot legally £100k

That's the bit that baffles me, I can't understand why someone would pay so much for a piece of paper, but if they're willing then I'll take it.
There are a couple of main roads nearby and a popular "posh" city is not far away so maybe it really is worth what others have suggested. Perhaps I'm just blinkered because to me it's been nothing but hard work for no reward.
Anyone know how big of a cut auctioneers or estate agents typically take? My dad always said a private sale was the only way to go but I've no experience myself.

 

[toquark]

Some use the system to get their land valued and don’t sell at all.

I’ve been invited to one or two of those parties over the years

 

[Nearly]

1.5%
Try and get down to 1.25%

Looking at selling an unusual piece of land with a large hole in. Favourite method is a real auction but there's a lack of proper auctioneers in the area.
It worked well last time but this is outside their area.
Best and final is the lazy option.
Looking at talking to a machinery auctioneer and selling the land/hole on a private ibidder type site without paying them an agent's cut.
Online auction may be by invitation only.

 

[Zebbedee]

That's the bit that baffles me, I can't understand why someone would pay so much for a piece of paper, but if they're willing then I'll take it.
There are a couple of main roads nearby and a popular "posh" city is not far away so maybe it really is worth what others have suggested. Perhaps I'm just blinkered because to me it's been nothing but hard work for no reward.
Anyone know how big of a cut auctioneers or estate agents typically take? My dad always said a private sale was the only way to go but I've no experience myself.

Private sale is theoretically the least cost option but on other side of coin people buying privately expect it to be cheaper in first place, I would use a selling agent but firstly do as much as you can yourself eg make sure the land and access has a clear title, also planning for caravan can be verified etc boundaries are correct with no grey areas all things you can do which will save time and money on the sale going through hassle free. Ask yourself all the questions you would have if you were buying it and make sure you have the answers ready

 

[Still Farming]

Also this sort of site possibly?

PlotBrowser - the FREE listing of house-building plots and self-build land

The UK's 100% Free online plot finding service, listing 1000s of self build plots, land, redevelopment, conversion, renovation and modernisation opportunities across the country

www.plotbrowser.com

 

[Dry Rot]

I am still thinking of a job lot sale here when the time comes. Wish I had been able to buy the place like that, fully equipped. Sell all the equipment and small tools when you sell up (farm sale?), then you have to buy everything again (probably new) for your new place! Buying/selling your farm lock stock and barrel may not make as much money but it would be a heck of a lot less hassle.

Coping with the tyre kickers is another annoyance when you know half of them are having a nosey because it's cheaper than taking the family to the zoo or the museum! Perhaps charge £50 for a set of particulars as an 'entry fee'?

Definitely worth doing your own video/photographs so you can show the place off in it's best light and at the most attractive time of year.