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?

 

[holmes65]

Where is it Surrey or Shetland? Will make a huge difference.

 

[PhilipB]

I can't see your location.

60,000 if remote Scotland, 600,000 if the right part of the Home Counties

 

[Kidds]

Details of the caravan permission makes a difference too.
Does the permission allow permanent occupation and is it restricted to ag use?

 

[ForkieX30]

I'm in Cheshire, field is flat with four decently high hedges. Permanent occupation permitted, the map shows caravan and yard is domestic but field is ag so not quite sure how it works.

 

[Kidds]

£600k isn't a daft figure then but the finer details will make a difference.

 

[Still Farming]

No house is it??

 

[steveR]

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....

 

[Still Farming]

As stated location, location, location.

Back of beyond?
Grade 1 soil in a metropolis ?
Side of a Mountain.
On Coast?
Not possibly to give a rough guide unless a "little " bit more geographical info ?

 

[Kidds]

As stated location, location, location.

Back of beyond?
Grade 1 soil in a metropolis ?
Side of a Mountain.
On Coast?
Not possibly to give a rough guide unless a "little " bit more geographical info ?

They said it was Cheshire, kind of next to London as far as prices go generally but there are variations within Cheshire too.

 

[Still Farming]

They said it was Cheshire, kind of next to London as far as prices go generally but there are variations within Cheshire too.

Sorry must of crossed in posts.
How long they been there?

 

[ForkieX30]

Very heavy clay.
Very flat, maybe 1 or 2 degree slope.
Middle of countryside, nearest shop 5 miles away.
Been here 40 years, was just a field before that.
Used to be very quiet and remote, sadly a factory farm across the road now.

 

[Still Farming]

Very heavy clay.
Very flat, maybe 1 or 2 degree slope.
Middle of countryside, nearest shop 5 miles away.
Been here 40 years, was just a field before that.
Used to be very quiet and remote, sadly a factory farm across the road now.

Factory farm?
Pigs, Dairy, Chickens?

 

[Rich_ard]

Very heavy clay.
Very flat, maybe 1 or 2 degree slope.
Middle of countryside, nearest shop 5 miles away.
Been here 40 years, was just a field before that.
Used to be very quiet and remote, sadly a factory farm across the road now.

Are you going to sell it?, or just wanting to know for you year end?

 

[Still Farming]

Big range in prices looks like

Farms & Land For Sale In Cheshire | OnTheMarket

Find the latest farms & land available for sale now in Cheshire from leading estate agents.

www.onthemarket.com

 

[ForkieX30]

Beef fattening unit, all feed carted in, all muck carted out. Tractors and lorries coming and going at all hours.
My dad died recently so I'm going to sell up in the next year or two and probably get a flat or something.

 

[serf]

Beef fattening unit, all feed carted in, all muck carted out. Tractors and lorries coming and going at all hours.
My dad died recently so I'm going to sell up in the next year or two and probably get a flat or something.

The issue maybe that it's not 12.5 Ac or more so has have no agricultural PD rights

 

[Still Farming]

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?

 

[ForkieX30]

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?

Government website says 5 hectares minimum so maybe not, but I'll check up on it.

 

[serf]

Government website says 5 hectares minimum so maybe not, but I'll check up on it.

The 5ha is for agri PD , not sure if / there is a min for PD to turn agri into commercial or residential, but it must be last used in agriculture , can't remember all detail off hand .