Updated October 2026 · Fraser Bond
Rural · Smallholdings
Buying a smallholding: what to check first
Types of smallholding
Good-quality, well-drained land with water supply and secure fencing. Check soil, drainage and any flooding history.
Grazing horses can be agricultural use, but stables, arenas and keeping horses for leisure usually need planning permission for equestrian use.
More space and privacy with a paddock or orchard. Check that outbuildings have the right consents if you plan to use them.
Key checks
| Check | Why it matters |
|---|---|
| Agricultural occupancy condition (AOC) | Limits occupation to people working in agriculture; affects value and mortgages |
| Planning history | Confirms lawful uses of buildings and land |
| Rights of way | Public footpaths and access rights across the land |
| Water and drainage | Mains or private supply, septic tank or treatment plant rules |
| Boundaries and fencing | Who maintains them and their condition |
| Overage or clawback | A payment due to a past owner if value rises from development |
Due diligence for smallholding buyers
Enter your own estimates. Running costs vary with livestock, machinery, water and insurance. Stamp duty and legal fees are extra.
Before you offer
How Fraser Bond can help
- Search for rural homes and land
- Valuations and negotiation
- Marketing rural property for sellers
- Letting a house or cottage on the holding
Frequently asked questions
Keep exploring
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Browse every guide in The London Renter's Hub → · London area guides →
Handy tools
Stamp duty calculatorRental yield calculatorMove-in costsBTL deposit calculatorRefurb cost per m²
Tell us your budget and area and hear about homes first.
What size is a smallholding?
There is no legal definition, but most are between a couple of acres and around 50.
Can I keep horses on agricultural land?
Grazing can count as agriculture, but stables and leisure riding usually need planning permission.
What is an agricultural occupancy condition?
A planning condition limiting who can live in the home, usually to people working, or last working, in agriculture.
Can Fraser Bond help me sell my smallholding?
Yes. We can value and market it.
Looking for land or a smallholding?
Tell us what you need: acreage, area, budget and use.
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