Land for Sale in Somerset

# Land for Sale in Somerset

Somerset offers one of the most diverse land markets in the South West of England, combining fertile agricultural lowlands, dramatic upland areas, and coastal opportunities across its 1,610 square miles. From the iconic Somerset Levels to the Mendip Hills and the northern edge of the Quantock Hills, the county presents exceptional opportunities for agricultural investors, lifestyle buyers, and those seeking development potential. With a population of 970,000 spread across major centres including Taunton, Bath, Yeovil, Bridgwater, and Weston-super-Mare, Somerset maintains a largely rural character whilst benefiting from excellent transport links to Bristol, Exeter, and London.

The Somerset land market has remained resilient, with agricultural land values typically ranging from £8,000 to £12,000 per acre for good quality arable and pasture, though premium locations near Bath or within Areas of Outstanding Natural Beauty can command significantly higher prices. The county's diverse topography and climate create distinct micro-markets: the fertile alluvial soils of the Somerset Levels are ideal for dairy and mixed farming, whilst the higher ground around the Mendips and Quantocks supports sheep farming and increasingly, amenity woodland. Somerset's growing reputation for artisan food production, cider making, and sustainable farming has also driven demand for smaller parcels of land suitable for diversification projects.

For those considering purchasing land in Somerset, understanding the complex planning landscape is essential. The county is served by Somerset Council following local government reorganisation, which handles all planning applications through their planning portal. The county benefits from strong economic drivers including tourism, agriculture, advanced engineering (particularly around Yeovil's aerospace cluster), and the creative industries centred on Bath and Frome. The M5 motorway provides the county's main transport artery, with the A303 offering strategic east-west connectivity towards London and the South East.

Types of Land Available in Somerset

Somerset's land market reflects the county's agricultural heritage and diverse geography. Agricultural land dominates the market, with dairy farming particularly prevalent on the Somerset Levels and surrounding lowlands where the rich grassland supports productive herds. Arable farming is concentrated on the better-drained soils around Yeovil and in the eastern parts of the county, with wheat, barley, and oilseed rape as principal crops. Fields typically range from 10 to 50 acres, though larger blocks occasionally become available, particularly when established farming estates are restructured.

Pastureland and grazing opportunities are abundant, especially on the higher ground of the Mendips, Quantocks, and Blackdown Hills. These upland areas offer excellent prospects for extensive livestock systems, conservation grazing, and equestrian use. The growing interest in rewilding and environmental land management schemes has increased demand for marginal land suitable for biodiversity enhancement, with Environmental Land Management (ELM) scheme payments making such purchases increasingly viable.

Woodland and forestry land represents another significant category, with both commercial conifer plantations and ancient deciduous woodland available. The Mendip Hills and areas around Exmoor contain substantial woodland blocks, whilst smaller copses and shelterbelts appear regularly throughout the county. Somerset's timber industry, though smaller than in previous centuries, still supports a market for productive forestry land, whilst amenity woodland attracts lifestyle buyers and those interested in conservation.

Development land opportunities exist primarily around the county's major towns. Taunton, designated as a Garden Town with ambitious expansion plans, presents the most significant growth area, with strategic sites allocated for thousands of new homes. Bridgwater is undergoing major expansion with the Hinkley Point C nuclear power station driving demand for housing and commercial space. Bath, though heavily constrained by its World Heritage Site status and surrounding Green Belt, occasionally offers small infill and conversion opportunities. Those considering development land should explore planning permission options thoroughly before proceeding.

Smallholdings and lifestyle plots between 1 and 10 acres are particularly sought after in Somerset, often commanding premium prices due to strong demand from those seeking self-sufficiency, hobby farming, or equestrian pursuits. Areas around Frome, Somerton, and the villages surrounding Bath are especially popular with this market segment.

Notable Features and Designations

Somerset contains two Areas of Outstanding Natural Beauty: the Mendip Hills AONB covers 198 square kilometres of dramatic limestone landscapes with deep gorges, caves, and upland plateaux, whilst the Quantock Hills AONB, England's first designated landscape, offers 99 square kilometres of heather moorland and ancient woodland. Additionally, the eastern boundary of Exmoor National Park extends into western Somerset, covering areas around Dulverton and Porlock. Land within these designations faces stringent planning restrictions but can command premium prices for its landscape value and recreational potential.

The Somerset Levels and Moors, comprising approximately 650 square kilometres of coastal floodplain, represent one of England's most distinctive lowland wetland landscapes. This internationally important wetland is designated as both a Special Protection Area and Ramsar site due to its wildlife significance. Prospective land buyers must understand the flooding risks and water management complexities inherent to this area – the winter floods of 2013-14 highlighted the challenges, but also led to improved flood defence infrastructure. The peaty soils are exceptionally fertile but require careful water level management.

Transport infrastructure significantly influences land values across Somerset. The M5 motorway runs north-south through the county, with junctions at Bridgwater (J23, J24), Taunton (J25, J26), and Tiverton (J27) providing excellent access for agricultural haulage and potential commercial development. The A303, though frequently congested, remains the primary east-west route, with long-discussed upgrades potentially enhancing connectivity to London and the South East. Rail services on the Great Western Main Line connect Taunton and other towns to Bristol, Exeter, and London Paddington, with journey times to the capital around two hours.

Planning and Development Considerations

Somerset's planning environment balances growth pressures with environmental protection and heritage conservation. Following local government reorganisation in April 2023, Somerset Council became the single unitary authority responsible for planning across the former county area (excluding Bath and North East Somerset, North Somerset, and the former area of Bristol). The authority is developing a new Local Plan that will guide development until 2040, focusing growth on Taunton, Bridgwater, and other key settlements whilst protecting the countryside.

Agricultural buildings and diversification benefit from permitted development rights, allowing certain structures up to specified sizes without full planning permission. However, Somerset Council scrutinises agricultural justification carefully, and those considering barn conversions or change of use should consult the authority early. The Complete Guide to Buying Land in the UK provides essential background for navigating these processes.

Conservation areas are numerous throughout Somerset's historic towns and villages, with over 200 designated areas where additional planning controls apply. Bath's World Heritage Site status imposes particularly stringent requirements, whilst listed buildings and scheduled monuments require specialist consideration. The county's rich archaeological heritage, including prehistoric sites on the Somerset Levels and Roman remains around Bath, means archaeological assessments are frequently required for development proposals.

Environmental constraints significantly influence land use possibilities. The Somerset Levels' flood risk requires careful assessment of any development proposals, with Sequential and Exception Tests applied to direct development away from high-risk areas. Nutrient neutrality requirements, introduced to protect the Somerset Levels and Moors Ramsar site, currently restrict development in the catchment area unless nutrient mitigation can be demonstrated. Ground conditions vary considerably: the Levels feature deep peat, whilst other areas may have contamination legacy from historical mining or industrial use.

Tree Preservation Orders (TPOs) and ancient woodland designations are common across Somerset, reflecting the county's significant tree cover. Any work to protected trees requires consent, and ancient woodland is afforded strong protection within the planning system. The county's hedgerow network, much of it protected under the Hedgerows Regulations, must be retained and managed appropriately.

Investment Potential and Market Trends

Somerset's land market demonstrates strong fundamentals driven by agricultural productivity, lifestyle demand, and strategic development opportunities. Agricultural land values have shown steady appreciation over the past decade, supported by productive farming systems and scarcity of available land. Grade 2 and 3a agricultural land (Best and Most Versatile) commands premium prices, particularly where it offers productive capacity with good access and infrastructure. The transition to Environmental Land Management schemes presents both challenges and opportunities, with payments for ecosystem services and carbon sequestration becoming increasingly important to land valuations.

Development land around Taunton Garden Town represents the county's most significant growth opportunity. Strategic allocations for employment and residential development have attracted national housebuilders and commercial developers, with land values reflecting development potential that can reach £500,000+ per acre for sites with planning consent. Bridgwater's expansion, driven partly by the Hinkley Point C construction workforce and supply chain, has created demand for housing and commercial space. Smaller settlements designated for growth in the emerging Local Plan may offer opportunities for speculative land assembly.

Natural capital and carbon markets are increasingly influencing Somerset land values. The county's extensive peatlands offer potential for restoration projects that generate carbon credits, whilst the Woodland Carbon Code enables landowners to monetise tree planting. Biodiversity Net Gain requirements, mandatory from 2026, are creating markets for habitat creation and management, with strategic land assembly for nature recovery potentially offering long-term returns.

Tourism and leisure markets remain buoyant, with camping, glamping, and holiday accommodation benefiting from Somerset's natural attractions and proximity to major population centres. The county's reputation for festivals, outdoor activities, and heritage attractions supports diversification opportunities for landowners. However, planning policy generally restricts new leisure accommodation to existing settlements or previously developed sites unless exceptional justification exists.

For those seeking a professional assessment of land value in Somerset, BuyLand.co.uk offers a comprehensive valuation service that accounts for local market conditions, planning potential, and agricultural productivity to provide realistic pricing guidance.

Economic Context and Future Outlook

Somerset's economy combines traditional agricultural sectors with advanced manufacturing, tourism, and growing creative industries. The aerospace cluster around Yeovil, anchored by Leonardo Helicopters, provides high-value employment and supports a sophisticated supply chain. Hinkley Point C, the UK's first new nuclear power station in a generation, represents a £23 billion investment with significant local economic impacts during construction and operation. The facility is expected to support the long-term economy through operational employment and supply chain opportunities.

Agriculture and food production remain fundamental to Somerset's economy and land use. The county is renowned for cider production, with numerous producers from large commercial operations to artisan makers. Dairy farming, particularly the production of quality cheeses including Cheddar, contributes significantly to the rural economy. Agricultural support through the Sustainable Farming Incentive and other ELM schemes will shape farming practices and land management approaches throughout the coming decade.

Bath's status as a World Heritage Site and major tourist destination creates economic ripples throughout eastern Somerset, supporting high land values and premium residential markets. The city's universities and cultural institutions attract skilled workers and support innovation sectors, whilst its architectural heritage constrains development, maintaining pressure on surrounding rural areas.

Climate change adaptation presents both challenges and opportunities for Somerset landowners. Rising flood risk on the Levels requires continued investment in water management infrastructure, whilst changing rainfall patterns may shift optimal land uses. Conversely, Somerset's mild climate and diverse soils position it well for agricultural adaptation, including introduction of new crop varieties and farming systems. The county's commitment to reaching net-zero by 2030 (one of the UK's most ambitious targets) will drive land use change, creating opportunities for renewable energy, woodland creation, and sustainable land management.

Whether you're considering agricultural investment, lifestyle land purchase, or development opportunities, Somerset offers diverse prospects across one of England's most characterful counties. Understanding local planning policies, environmental constraints, and market dynamics is essential for successful land acquisition in this complex but rewarding market.