Strutt & Parker sale will test land market

The sale of the 100-year old business Strutt & Parker Farms (distinct from the estate agent of the same name) will provide a good test of what is happening to the UK land market given the uncertainties surrounding Brexit.

One thing is clear, though, the amount of support available to farmers from government will diminish. However, it is claimed not to be particularly significant for this business given diversification.

At an estimated value of more than £200m it will the biggest farming transaction since the Co-op sold its 16,000 hectare Farmcare business to the Wellcome Trust in 2014 for £209m. Some observers think that there are fewer buyers around than in 2014. Strutt & Parker farms 13,450 hectares, of which it owns around 43 per cent.

It operates in East Anglia across Essex, Cambridgeshire and Suffolk. It is a diverse business with residential, office and other commercial lettings along with renewable energy and a natural burial site. It made a profit of £3.3m on £17m of turnover in the year to March 2017. A new anaerobic digestion plant is expected to boost revenues to £21m in 2018.

There has been considerable early interest from individuals, property businesses, farming companies and pension funds. There are divergent views about whether there should be a premium or a discount for scale. Splitting the land up is unlikely to happen.

Thinking about the consequences of Brexit

On a hot day a group of leading experts on the CAP and related issues gathered in a basement in London to discuss the challenges from Brexit on Chatham House terms.

Concern was expressed about the capacity of a hollowed out civil service to deal with the issues. How could we administer the more targeted policy that was likely to emerge after Brexit? Government departments were structuring and organising themselves with some staff transfers taking place, e.g., from Defra to the Brexit department.

It was somewhat ironic that the first trade pact being talked about was with Australia with which we had a small volume of trade. They would free access for agricultural products, not least for sugar. What would the EU think about that?

There was no idea how tariff related quotas or the amber box could be shared out.

After Brexit, should the focus be on labour saving technology development? But how near and how feasible/financially viable were some of the big developments like crops being picked by robots?

It was pointed out that existing domestic regulations were backed up in terms of compliance and enforcement by the possibility of reference to the ECJ.

The CAP was designed to slow down structural change, so we could expect more farm amalgamations after Brexit. Asset prices would fall. However, it was agreed that there were many variables that affected land prices, not least the availability of tax relief. There was no simple relationship between farm support and land prices.

The issue of price volatility was noted and it was pointed out that the 2010 food security study was very reliant on the fact that we were in the EU. Vulnerabilities to climate change could increase price volatility. A lot of things that were not really about price volatility were badged as such.

As far as food security was concerned, the biggest problem was the lack of storage in the food supply chain and the resilience of the system.

Brexit fears hit farmland prices

English farms have seen the steepest fall in their value since the financial crisis, as investors worry about what might happen to farm subsidies after Brexit. Values fell 3 per cent in the quarter to March according to an index constructed by estate agent Frank Knight. This is the largest quarterly fall since the end of 2008. Average values have risen nearly 180 per cent in the last decade.

Knight Frank think that farmland values will fall 8 per cent this year on the assumption that commodity prices remain low and there is not a collapse of sterling.

Farmers Weekly has noticed a 24 per cent drop in the acreage of land advertised in its pages in the three months since January compared with the same period last year. The average price of an acre of English farmland has dropped below £8,000.

Farmland prices fall

The cost of prime arable land fell last year for the first time in 13 years, according to estate agents Savills. It is estimated that prices fell 1.7 per cent last year, after rising 12 per cent in 2014.

The main reasons for the fall are thought to be falling commodity prices and uncertainty about what would happen to farm subsidies if the UK left the EU. Farm subsidies have tended to push up prices.

The 25 per cent fall in wheat prices last year had a particular impact on demand, especially from farmers looking to expand. Farmers with high debts or no successors may have cashed in last year while prices remained high. Farmers accounted for 50 per cent of farmland sales last year, the highest proportion for seven years.

Arable land values in the eastern counties of England, where prices have been the highest, fell most compared to other types of land. They remained stable in Scotland and the north of England.

Savills said that the fundamental factors driving UK farmland value growth remained: 'Supply is historically low, the product is finite, competing land uses and ownership motives will all support farmland values growth in the long run.'

High land prices remain a significant barrier for new entrants to farming who do not inherit a farm.

Brexit could hit farmland prices

It is unlikely that the current level of €3bn a year direct support would be maintained after Brexit. The Treasury would see it as an opportunity to reduce subsidies to farmers.

The value of prime agricultural land would be unlikely to be affected. High quality land has been selling at £1,000 per acre with investors looking to diversify assets and preserve capital values. The price of the best land in East Anglia and the south east has risen fourfold over the last decade.

However, the value of land used for dairy farming, lowland beef and sheep farms could be hit much harder. Ian Ashridge, a partner specialising in agriculture at Bidwells, told the Financial Times, 'You would seem some sectors affected severely. Those investors who have acquired land that supports more than one enterprise are likely to be affected much more seriously by any reduction in support.'

Huge growth in price of best arable land

The average price of UK farmland reached a record of just over £10,000 an acre in the second half of 2014. This is 8.3 per cent up on the previous year and the 11th year in a row that prices have broken the previous record. However, the average price masks a growing gap between the price of top quality arable land and ordinary pasture.

The price of prime arable land, mainly in East Anglia, rose by 277 per cent in the decade to 2014 according to figures from Savills. These figures beat prime London property, up 127 per cent over the last decade, the FTSE All-Share index and even gold. Rumners Farm, a 560-acre North Cambridgeshire arable estate sold for about £2.75m in 2007. Now it is back on the market at £8m.

Investors are pushing up the price of the best land. Bagless vacuum cleaner magnate Sir James Dyson has been buying up land in Lincolnshire. He now has 25,000 acres, having recently purchased the 3,000 acre Cranwell and Roxholme estate. According to Mark McAndrew of Strutt & Parker private investment competition can push up the price from £7,000 an acre to £12,000-£13,000.

Investors are interested in land as a counter-cyclical safe asset. With a growing world population, food prices should rise in the long term.

Other hotspots include Hampshire, Berkshire and Oxfordshire, 'Home Counties' that are within easy reach of London and appeal to lifestyle buyers who may want to breed horses.

What is curiously missing from the reports I have read is any mention of the CAP. The subsidies it provides make land a more attractive asset and push up prices. It then becomes difficult for new entrants unless they inherit, become farm managers or are prepared to start with a marginal livestock enterprise. The sector may be deprived of innovative new talent.

Rising land prices do nothing for the 30 per cent of farmers who are tenants. For dairy farmers under the cosh from falling prices for their milk they offer the prospect of a better return if they sell up as many are doing. However, their farms are rarely in the most lucrative areas.

Cost of farmland likely to continue to rise

Knight Frank's farmland index reported a 7 per cent increase in prices in 2013 to reach an average of just under £6,700 per acre, and further growth is expected in 2014. Large blocks of investment grade arable land now regularly sell for over £10,000 an acre in the UK. In the past ten years, average values have increased by 22 per cent. This compares with a rise of 58 per cent for the FTSE 100 and 132 per cent for prime central London residential property.

Investors favour farmland because of its stability and tax incentives. A shortage of supply is also driving up prices, while growing global demand for food makes it an attractive long-term investment.

Hoovering up farmland

Sir James Dyson has bought up thousands of acres of Lincolnshire farmland, reports Farmers Weekly. He is believed to have paid some £150m for more than 6,800 ha./17,000 acres through a new company Beeswax Farming (Rainbow) Ltd. He has purchased much of the Norton estate which was destined to be Britain's largest dairy farm until the plan was defeated by animal welfare activists, backed up by objections from the Environment Agency.

There's nothing new about wealthy investors or even institutions buying up farmland, indeed the institutitional involvement has been greater in the past and led to a report. One of the advantages of owning farmland is that it does not incur inheritance tax. Some critics argue that farm land values are bumped up, making it difficult for 'genuine' farmers to expand or enter the market. Average English farmland values reached £22,500/ha (£9,100/acre) in the last three months of 2012. If you borrowed to buy at those sort of prices, you could not fund the lending out of farming.

There has been a fierce debate in Farmers Weekly about whether young farmers should be given a hand up the farming ladder if they are not going to inherit a farm. The general view seems to be against special subsidies, and indeed one would not want to create a new category of subsidy. Many would-be farmers have to settle for being a farm manager.

One argument in favour of some form of subsidy is the ageing farm population, which applies across Europe. However, the figures may be somewhat misleading as the nominal head of the farm may be semi-retired.

One challenge has been the reducing number of county council farms available for rent. For many farmers these relatively small farms served as the first, but sometimes the last, step on the road. Like many farms, they survived by the farmer's partner working. However, many county councils have been selling off these farms to realise the capital.

Farming is hard work and demands a wide range of skills. The returns are often little better, or even worse, than the minimum wage per hour worked (although not on arable farms in Lincolnshire). Of my two nephews from a Welsh hill farm, one has moved to Manchester where he pursues an urban lifestyle. The other works the farm with his father and evidently enjoys his way of life.

Investors pile into farmland

As Britain's Con-Lib government threatens a big hike in capital gains tax, investors are piling into farms despite the fact that a typical yield on capital in the sector is only 2 per cent (although that is more than you would receive from many deposit accounts).

According to Strutt and Parker farmland in the UK has risen in price from an average of £5,260 per acre at the beginning of the year to £6,233 this month, an increase of 18 per cent. Prices have already topped those achieved when the market peak in 2006, but annual growth of about 5 to 6 per cent until 2015 is still expected.

Farmland has always been seen as a safe haven at a time of economic volatility, a kind of gold with cashflow. There are also capital gains and tax benefits. Agricultural property relief means that all of the land, as well as a portion of the farmhouse, is exempt from inheritance tax after two years, provided the owner farms the land or has a farming contract in place based on shared profit. You can also offset farm losses against other income.

The problem is that it is difficult to get a foothold in farming unless you inherit or become a farm manager. Tenancies don't come up that often and local authority estates which were a traditional entry route are being sold off. In any case, many of these units were not viable without an off farm income, although that is also true of many owned and tenanted farms.

The farm population is an ageing one and the industry needs younger people to come in other than through the inheritance route, valuable though that is in providing a sense of 'trusteeship' of the land. When my nephew takes over from his dad, he will be the eighth generation to farm in a very beautiful part of Cymru, although three formerly separate farms have now been combined into one big property.