Land for Sale in County Tyrone

# Land for Sale in County Tyrone

County Tyrone, the largest of Northern Ireland's six counties by area, offers diverse opportunities for land buyers seeking agricultural, residential development, or investment plots. Spanning from the Sperrin Mountains in the north to the shores of Lough Neagh in the east, this predominantly rural county encompasses 1,211 square miles of varied terrain that includes fertile lowlands, upland grazing, and forestry. With a population of approximately 180,000 concentrated in towns like Omagh, Dungannon, Strabane, Cookstown, and Coalisland, Tyrone presents a less pressured land market than counties closer to Belfast, whilst maintaining good connectivity and growing economic prospects.

The county's agricultural heritage remains central to its identity and land use patterns. Tyrone's farming landscape is characterised by livestock production, particularly cattle and sheep, with significant acreage dedicated to grassland and silage production. The lower-lying areas around Dungannon and Cookstown feature more intensive dairy and tillage operations, whilst the upland regions towards the Sperrins are predominantly given over to hill farming and forestry. For prospective land buyers, this translates to a varied market where holdings range from compact plots suitable for smallholdings or equestrian use to substantial farms of several hundred acres.

Recent infrastructure developments, including improvements to the A5 corridor and enhanced digital connectivity through Project Stratum, have increased Tyrone's attractiveness for both agricultural investment and residential development. The county benefits from lower land prices compared to the Greater Belfast area, making it particularly appealing for first-time land buyers, those seeking lifestyle properties, or investors looking for long-term capital appreciation.

Types of Land Commonly Available

Agricultural Land: The most prevalent category in County Tyrone, with parcels ranging from 10 to 500+ acres. Lowland agricultural land near Dungannon and Cookstown typically features better drainage and soil quality suited to more intensive farming, whilst upland holdings towards Omagh and the Sperrins are characterised by rougher grazing. Agricultural land values vary considerably based on location, quality, and accessibility, with prime lowland parcels commanding significantly higher prices per acre.

Residential Development Sites: Small to medium-sized plots with existing planning permission or development potential are available throughout the county's towns and villages. Policy changes under the new Local Development Plan have created opportunities in settlements designated for growth, particularly around Dungannon and Omagh. Infill sites and replacement dwelling opportunities are common in rural areas, though the planning system heavily regulates countryside development.

Equestrian Properties: Tyrone's rural character and relatively affordable land prices have fostered a growing market for equestrian facilities. Holdings typically include 5-20 acres with stabling, arenas, or development potential for such facilities. Areas around Cookstown and Dungannon are particularly popular due to their accessibility and established equestrian communities.

Forestry and Woodland: Commercial forestry plantations and amenity woodland parcels appear regularly on the market, particularly in upland areas. Grant schemes available through the Forest Service Northern Ireland make afforestation and woodland management financially viable for suitable holdings.

Smallholdings and Lifestyle Plots: Compact parcels of 2-10 acres attract buyers seeking self-sufficiency, hobby farming, or simply a rural lifestyle. These typically include or have potential for a dwelling and outbuildings, with the Mid Ulster and Fermanagh and Omagh council areas processing numerous applications for such developments.

Notable Features and Infrastructure

The Sperrin Mountains, Northern Ireland's largest upland area, dominate Tyrone's northern and western landscape. Designated as an Area of Outstanding Natural Beauty (AONB), the Sperrins influence land values and planning considerations throughout the region. Land within or adjacent to the AONB faces stricter development controls, though this designation can enhance value for conservation, recreation, or eco-tourism ventures.

Transport connectivity has improved significantly in recent years. The A5 Western Transport Corridor, when completed, will provide dual carriageway connectivity between Derry/Londonderry and the border, substantially reducing journey times. The M1 motorway provides direct access to Belfast from Dungannon in under an hour, whilst the A29 connects the county north-south. Rail services are limited, with the nearest stations in neighbouring counties, making road infrastructure the primary consideration for land accessibility.

Lough Neagh, the UK's largest freshwater lake, forms Tyrone's eastern boundary and influences the microclimate and drainage patterns of the surrounding lowlands. Properties with Lough Neagh frontage or proximity command premium prices and may offer additional amenities such as fishing rights or marina access.

The county hosts several significant employers that underpin the local economy, including Almac Group in Craigavon (technically County Armagh but employing many Tyrone residents), Moy Park processing facilities, and numerous engineering and manufacturing firms around Dungannon. This employment base supports demand for residential land and helps maintain property values.

Planning and Development Considerations

Land buyers in County Tyrone must navigate planning requirements administered by two councils: Mid Ulster District Council (covering Cookstown, Dungannon, and Magherafelt areas) and Fermanagh and Omagh District Council (covering Omagh and western areas). Each operates under Northern Ireland's planning framework but with local development plan variations.

The planning system in Northern Ireland is notably restrictive regarding countryside development, designed to prevent ribbon development and protect agricultural land. Key considerations include:

Policy CTY 10 allows replacement dwellings where an existing building is present, though the replacement must be within the established curtilage. This creates value in sites with derelict or redundant buildings that might otherwise appear worthless.

Policy CTY 14 permits personal or domestic circumstances applications for those with demonstrable connections to farming businesses or rural communities. This requires substantial documentation and proof of genuine need, but represents an important route to gaining permission for a rural dwelling.

Settlement development limits define where new development is generally acceptable. Land within or immediately adjacent to settlement boundaries typically commands premium prices due to enhanced development prospects. The Local Development Plans for both council areas identify settlements designated for growth, where infrastructure investment and housing allocations create opportunities.

Agricultural occupancy conditions may be attached to planning permissions, restricting occupancy to those employed in agriculture or forestry. Such conditions can significantly affect land values and should be thoroughly investigated during due diligence.

Environmental considerations are increasingly central to planning decisions. Flood risk assessments are mandatory for sites in areas identified by the Department for Infrastructure as potentially at risk. The lower-lying areas around Lough Neagh and river valleys can experience seasonal flooding, which affects both land values and development viability. Understanding whether you need planning permission for your intended land use is essential before committing to a purchase.

Contamination screening is advisable for sites with previous industrial or commercial use, particularly around Cookstown and Dungannon where former mills, creameries, and industrial facilities have been redeveloped or subdivided.

Investment Potential and Market Trends

County Tyrone's land market has demonstrated steady appreciation over the past decade, driven by several factors. Agricultural land values reflect both farming profitability and amenity value, with lifestyle buyers increasingly competing with farmers for suitable holdings. The county's average agricultural land price per acre typically ranges between £8,000-£15,000, though prime lowland parcels near major towns can exceed £20,000 per acre, whilst upland grazing may trade for £3,000-£6,000 per acre.

Several trends are shaping the current market:

Infrastructure Investment: The planned A5 upgrade and improvements to broadband connectivity through Project Stratum are enhancing the county's attractiveness for both residential and commercial development. Areas along the improved transport corridor are seeing increased interest from commuters and businesses.

Agricultural Support Schemes: Post-Brexit agricultural policy, including Northern Ireland's Environmental Farming Scheme and future support mechanisms, influences land values. Holdings that qualify for higher tier environmental payments or have potential for diversification command premiums.

Renewable Energy Potential: Tyrone's upland areas have attracted significant wind energy development, with landowners receiving substantial rental income from turbine installations. Solar farm development is emerging in lowland areas, creating new revenue streams that enhance land values for suitable sites with grid connections.

Residential Demand: Housing affordability pressures in Greater Belfast are driving demand for residential land in Tyrone's more accessible locations. Dungannon, with its M1 connectivity, has particularly benefited from this dynamic. Getting a professional valuation can help you understand how these trends affect specific plots you're considering.

Tourism and Amenity Value: The Ulster Way hiking route, the Sperrins AONB, and growing interest in rural tourism create opportunities for land with development potential for holiday accommodation, glamping sites, or recreational facilities.

For those new to land buying, County Tyrone offers a more accessible entry point than many UK regions, with lower absolute prices allowing portfolio building or development of larger holdings. However, the planning system's complexity necessitates professional advice before purchase. Our complete guide to buying land in the UK provides essential information for navigating the acquisition process.

Key Considerations for Buyers

Prospective land buyers should conduct thorough due diligence on several county-specific factors:

Agricultural Land Classification: Soil quality varies dramatically across Tyrone, from Grade 1-2 lowland soils to Grade 4-5 upland areas. This classification affects both agricultural productivity and planning prospects, with better quality land receiving greater protection from development.

Access Rights: Many holdings include or are crossed by public rights of way, private rights of access for neighbouring properties, or utility easements. These can restrict development options and should be clearly identified in title documentation.

Water and Sewerage: Mains connections are available in towns and larger villages, but rural properties typically rely on private wells and septic systems. Installation costs for such infrastructure can be substantial, particularly in areas with poor drainage or rocky subsoil.

Land Registry: All land in Northern Ireland is registered with Land Registry Northern Ireland, providing clear title information. However, historical complications including rundale systems and unregistered portions should be investigated, particularly for older holdings.

Nitrates Vulnerable Zones: Parts of County Tyrone fall within designated NVZs, imposing restrictions on fertiliser and slurry application. This affects the management and potentially the value of agricultural land within these zones.

County Tyrone's combination of accessible prices, diverse land types, improving infrastructure, and strong agricultural foundations creates a compelling proposition for land buyers across multiple sectors. Whether seeking a productive farm, a development opportunity, or a rural retreat, the county's varied landscape and evolving market dynamics merit serious consideration from investors willing to navigate Northern Ireland's distinctive planning and regulatory environment.