From Pandemic Land Rush to Today’s Selective Buyers
The UK land market has evolved dramatically since 2020. During the early pandemic, appetite for land was at an all-time high, fueled by desire for personal space, new lifestyles, and shifting work habits. When considering how market demand for land has shifted since 2020: what buyers want now is very different compared to back then. How market demand for land has shifted since 2020: what buyers want now is crucial to understanding the evolving landscape. Fast-forward to 2025, and buyer preferences: and strategies: are very different. At Palace Auctions, weâve seen this change firsthand in the properties coming under the hammer and the conversations weâre having with both buyers and sellers.
2020-2022: A Surge in Demand
When COVID-19 first hit, life as we knew it changed overnight. Remote working became the norm, and peopleâs priorities shifted away from city-centre flats and towards more open space, which explains how market demand for land has shifted since 2020: what buyers want now is different due to these changes. The result? Land: especially larger plots: became hot property. Buyers wanted gardens, paddocks, woodland: anything to carve out their own safe haven.
Prices soared at land auctions around the UK, reflecting how market demand for land has shifted since 2020: what buyers want now prioritises competitive bidding. Parcels with potential for building or leisure use would often fetch well above guide price. Demand was fierce, with some sites attracting dozens of registered bidders. Even plots needing work or subject to complex planning conditions saw increased competition, as buyers bet on the future.
2023-2025: Demand Settles, Buyer Motives Change
Todayâs market tells a more nuanced story. Land for sale remains an attractive asset, but the frenzied, speculative buying of the pandemic peak has cooled. Rising interest rates, higher living costs, and cautious lending mean would-be landowners have rethought their priorities, representing how market demand for land has shifted since 2020: what buyers want now involves more calculated decision-making.
Instead of just âspace at any costâ, buyers are asking smarter questions: Can I get planning permission? Is there road frontage? Does it have its own entrance and potential for growth?
Thatâs led to a growing divide: high demand for premium, well-located plots with âmust-haveâ features, and slower interest for land that doesnât tick these boxes.
What Buyers Want in 2025
Hereâs whatâs topping the wish list for those active in land auctions this year:
1. Larger Parcels with Road Frontage
Gone are the days of snapping up awkward or landlocked sites. Todayâs buyers want workable acreages: big enough for future development or lifestyle dreams: and crucially, proper road frontage. Access is now a dealbreaker; land with main road connections not only offers convenience, but also adds value when it comes time for resale or planning applications. An indication of how market demand for land has shifted since 2020 is the buyer’s insistence on road access.
2. Private Entrances and Gateways
Security and privacy have shot up the agenda. Many buyers are seeking land with its own gated entrance: whether for a new build, equestrian facility, or commercial yard. Itâs about both the logistics of moving vehicles and machinery and the perception of ownership and control. Clearly, how market demand for land has shifted since 2020 is reflected in these priorities for buyers.
3. Planning Potential
This is the buzzword at every auction. Buyers are no longer satisfied with âhope valueâ: they want sites where thereâs a realistic path to getting planning permission, whether for a single home, multiple dwellings, or commercial development. Proximity to services, established access, and local authority attitudes all play a part. Thereâs a premium being paid for land with positive pre-application advice, previous planning history, or clear development prospects.
4. Utilities and Infrastructure
Modern bidders care more than ever about whatâs on: or near: the boundary: water, electricity, broadband, and drainage options all rank high in the decision process. Plots near existing infrastructure enjoy a competitive edge over those requiring significant investment before work begins, illustrating how market demand for land has shifted since 2020, focusing more on immediate availability.
5. Flexibility and Mixed-Use Options
While residential development remains popular, many buyers are seeking versatile land that allows for income generation: think smallholdings, glamping or eco-tourism ventures, equestrian use, or green energy installations. Land that offers options, or comes with additional outbuildings, attracts a broader bidding pool. This trend also shows how market demand for land has shifted since 2020 towards diverse uses.
Land Auctions: A Closer Look at Supply and Demand
Weâre seeing a complex mix of supply and demand across the UK:
- Fewer speculative sales: Owners are less likely to sell unless their plot meets the new market criteria: so the average quality of auctioned land has improved, a testament to how market demand for land has shifted since 2020 and what buyers seek now.
- Regional hot spots: Areas with good road links and local amenities remain active, while more remote land is taking longer to sell: unless it offers truly exceptional value or features.
- Planning uplift opportunities: âBrownfieldâ and edge-of-settlement sites capable of planning uplift from agricultural to residential or commercial use continue to command strong prices.
Implications for Buyers and Sellers
For Buyers
If youâre looking for land at auction, do your homework. Thoroughly investigate access, boundaries, and planning policies. Properties with road frontage, secure access, and solid prospects for planning will always command a premium: but often for good reason.
Be prepared for competition on the best lots, but also keep an eye out for under-appreciated plots that could shine with the right strategy (or patience).
For Sellers
If youâre considering selling land, think like a buyer: can you improve access or provide information on planning history before taking your property to auction? Ensuring documentation is in order: and highlighting genuine development potential: will help attract the strongest possible interest and bids.
Key Trends For 2025 and Beyond
- Sustained interest in lifestyle relocation: While the initial rush has abated, âlifestyle buyersâ havenât disappeared. Flexible working is here to stay, meaning rural and semi-rural plots with potential are still on the radar.
- Green credentials: Land with potential for conservation, woodland creation, or renewable energy is rising in popularity.
- Commercial and mixed-use demand: Sites suitable for light industrial, storage, or recreational uses (as well as residential) are drawing new types of buyers to auction rooms.
Stay Ahead in the UK Land Market
The market for UK land is more sophisticated than ever, with informed, choosy buyers and sellers sharpening their approach. If you want the latest opportunities in land auctions: or are planning to sell: keep an eye on our listings at Palace Auctions and speak to our specialist team for advice tailored to your goals.
Whether youâre buying your dream smallholding or unlocking value from dormant land, understanding how market demand for land has shifted since 2020: what buyers want now is the key to success in 2025.
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