Selective but Steady Interest Closing out the Year - there are plenty of reasons for optimism in 2026's forest market
The following article by Jack Clegg was published in Confor's Forestry & Timber News December 2025-January 2026 issue.
I began drafting our south of the border focused contribution to Confor's regular market report in mid-November, during a period of heightened uncertainty driven largely by anticipation surrounding the recent Autumn Budget. For several months, stakeholders across the sector had been speculating and waiting cautiously to see what measures Rachel Reeves might introduce, and how these could influence their businesses or woodland ownership going forward.
Although this prolonged period of fiscal speculation has understandably resulted in a slowdown in market activity, I am pleased to report that clear interest remains from both buyers and seller, though investors are now exercising greater selectivity in their searches, perhaps focusing on properties offering more immediate production potential.
Tustins Group Ltd has brought a number of properties to the market in recent months, ranging from larger commercial holdings to smaller amenity woodlands, and from planting land to recently established plantations. Among these is Edder Acres Woodlands in County Durham, a mixed plantation extending to 71 hectares and established in 2023. Guided at £1.25 million, it is supported by registered carbon credits and annual maintenance payments, a rare and compelling offering in the current market.
Other recent launches include Selattyn Woods in Shropshire, three predominantly Sitka spruce plantations totalling 44 hectares and guided at £585,000; Pen-y-Ffrith in Denbighshire, a late-rotation Sitka plantation extending to 72 hectares and guided at £1.045 million; and The Neuadd in Powys, an 18-hectare mixed-age conifer woodland on the market at £250,000.
Beyond our own listings, the wider market has also been active. Notable examples include Shotley Estate Woodlands in Northumberland, 218 hectares of commercial forestry brought to the market by Savills at a guide price of £3.53 million, as well as Bryn y Maen Woodland in Conwy County, a mixed conifer holding launched by Goldcrest Land & Forestry Group with offers invited over £350,000.
Turning to completed and agreed sales, activity has also remained steady. Significant transactions include completions on Snaizeholme and High Houses Forests, 110 hectares of Sitka spruce guided at approximately £1 million and sold off-market; Maescoch Plantation, 18 hectares of mature Sitka spruce guided at £360,000; Colemans Wood, a 17-hectare broadleaf woodland guided at £390,000; and 25 hectares of mixed conifer and broadleaf woodland in Buckinghamshire, also completed off-market.
Several agreements have recently been reached as well, including Bainloch Hill Forest in Dumfries and Galloway (138 hectares, guided at £1.6 million), Cryniarth in Powys (73 hectares, guided at £1.2 million), Bryn Wichell in Ceredigion (15 hectares, guided at £270,000), Beacon Hill Wood in Herefordshire (27 hectares, guided at £475,000), and a high-quality Sitka spruce plantation in North Yorkshire (guided at £1.45 million and agreed off-market).
Collectively, this activity demonstrates that there is still ample choice, opportunity and across all price points and whilst the softening of timber prices seen through much of 2025 has persisted, it has not materially dampened market momentum.
Recent industry insight was also provided by the Tilhill UK Forest Market Report (1 September 2024 to 31 August 2025), which highlighted several key trends. The total value of the commercial forestry market reached £140 million, supported by a 50% uplift in new listings. A total of 9,200 hectares came to the market, 70% more than in 2024, while the average price per stocked hectare rose by 3% to £19,200. Mixed woodland listings were more subdued, falling by 40% to £11 million, and there was a noted decline in sales of land with commercial planting potential.
As always, interpreting these figures is challenging given the quantum of off-market transactions each year. Nonetheless, the conclusions mirror those reflected in our own activity – buyers are more cautious and selective, but appetite remains strong when the right property becomes available.
Finishing this report in late November, I now find myself reflecting on—rather than awaiting—the Autumn Budget which, as anticipated, contained little that is expected to directly affect the forestry market moving forward. No further changes to Inheritance Tax or Capital Gains Tax were introduced, such as those introduced last Autumn, and while some measures may feature in buyers’ investment considerations, none appear likely to materially influence market behaviour.
In conclusion, recent activity demonstrates that the market remains resilient and engaged. Although the run-up to Christmas typically brings a natural slowdown, the pre- Budget tension, along with the many doom-laden predictions of tax rises that ultimately did not materialise, has now largely faded. As a result, the market is expected to strengthen further, and we remain optimistic for a positive start to 2026.
Postscript:
Since this report was published, the Government has announced that from April 2026, the threshold for 100% Business Property Relief will be increased from £1 million to £2.5 million, allowing spouses and partners to pass up to £5 million in qualifying assets, on top of existing allowances, before paying Inheritance Tax.
