554 PRACTICE OF AGRICULTURE. Pakt III. 



" particular " of the estate on sale ; showing, or which ought to show, not only the 

 aggregate quantity, but the number of acres that each piece or parcel contains ; and 

 ought, most particularly, to specify the distinct quantities of the lands of different quali- 

 ties, in order that their several rental values may, with greater accuracy and ease, be 

 ascertained. 



3415. The intrinsic quality of the land is another essential basis of calculation. But 

 even this, in a general view of the value of lands throughout the kingdom, is often of 

 secondary consideration ; for, in many cases, their values are given by situation, rather 

 than by soil and substrata. In some cases, as has been already said, the value of the 

 situation may be fivefold that of the intrinsic value of the land. This excessive influence 

 of situation, however, is limited in its effects, and is chiefly confined to the environs of 

 towns, and other extraordinary markets for produce : a great majority of the lands of 

 England owe tlieir values less to situation than to intrinsic quality ; and to come at this, 

 with sufficient accuracy, is the most requisite, and, at the same time, the most diflficult 

 part of valuation, as it depends almost wholly on extemporary judgment, exercised on 

 the frequently few data which rise to the eye in passing over the field of estimation. It 

 is almost needless, therefore, to observe, that, to acquire the degree of judgment necessary 

 to this critical task, it is requisite to know the productiveness of lands of different appear- 

 ances : a species of knowledge which scarcely any thing but mature practice, in the 

 cultivation of lands of different qualities, can suflBciently teach ; though long habit may 

 do much, in ordinary cases, towards hitting off" the value of lands, without an extensive 

 knowledge of the practice of agriculture. There are, however, cases in which we find 

 both of these qualifications insufficient to give an accuracy of judgment, even among 

 provincial valuers ; and a man who ventures to step forward as a universal valuist, 

 should either have an extraordinary talent for his line of profession, or should, after 

 a suitable initiation, have had great experience in rural concerns in various parts of the 

 kingdom. 



3416. On situation, the value of lands, aggregately considered, depends less, than on 

 intrinsic quality; though, without doubt, situation has great influence. Thus, land 

 whose intrinsic quality renders it, in an ordinary situation, worth twenty shillings an 

 acre, would not, in some districts, be worth more than fifteen shillings ; while in others 

 it would bear to be estimated at twenty-five shillings, or a higher rent, to a farmer on a 

 large scale, and away from the immediate environs of a town, or any populous district 

 of manufacture ; for reasons that will appear in examining the diflPerent particulars of 

 situation. 



3417. In the temperature of situation, whether it is given by elevation, aspect, or exposure, we find a 

 powerful influence, which is capable of altering exceedingly the value of lands. The same soil and sub- 

 soil, which we not unfrequently see on exposed mountains, and hanging to the north, and which in that 

 situation are not worth more than five shillings an acre, would, if situated in a sheltered vale district, and 

 lying well to the sun, be worth twenty shillings, or a greater rent. Even on climate, something consider, 

 able depends. In the south of England, harvest is generally a month earlier than in the northern pro- 

 vinces ; though it is not regulated exactly by the climate or latitude of places, a circumstance that requires 

 to be attended to by those who estimate the value of estates ; for an early harvest is not only advan- 

 tageous in itself, but it gives time to till the ground, or to take an autumnal crop, which are advantages 

 that a late harvest will not so well admit of. And another kind of temperature of situation has still more 

 influence on the value of lands; namely, the moistness of the atmosphere. A moist situation not only 

 gives an uncertain and often a late harvest, but renders it difficult and hazardous, as too frequently ex- 

 perienced on the western coasts of this island. 



3418. Even in the turn of surface we find exercise for the judgment. Lands lying with too steep or too flat 

 surfaces, especially retentive arable lands, are of less value than those which are gently shelving, so as to 

 give a sufficient current to surface water, without their being difficult to cultivate. Steep-lying lands are 

 not only troublesome and expensive, under the operations of tillage, but in carrying on manures and 

 getting off the produce. Lands lying with an easy descent, or on a gently billowy surface, may be worth 

 more by many pounds an acre, purchase money, than others of the same intrinsic quality, hanging on 

 a steep. 



S419. A supply of water for domestic purposes, for the uses of live stock, and for the purpose of 

 irrigation, is another consideration of some weight in valuing an estate. There are situations in which a 

 copious stream of calcareous water would enhance the fee-simple value of a large estate some thousand 

 pounds. 



3420. A sufficient supply of manure, whether dung, lime, marl, or other melioration, at a moderate price, 

 and within a moderate distance of land carriage, materially adds to the intrinsic value of lands. 



3421. The established practice of the country in which an estate lies, is capable of enhancing or depressing 

 the value of it exceedingly. Even the single point of practice of ploughing light and loamy lands with two 

 oxen, or two active horses, instead of four heavy ones, is capable of making a difference on good land, 

 which is kept alternately in herbage and corn crops, of five to ten shillings an acre a year ; or ten pounds 

 an acre purchase money. 



3422. The price of labour is another regulator of the marketable price of land in a given district. It is 

 always right, however, to compare this with the habits of exertion and industry which prevail among farm 

 workmen, before the net amount of labour can be safely set down. 



3423. The price of living, or expense of housekeeping prevalent among farmers, has its share of influence 

 on the value of lands. In the more recluse parts of the north of England, farmers and their servants are 

 fed, clothed, and accommodated, at nearly half the expense of those of a similar degree in many parts of 

 the more central and southern provinces. It is not here intended to intimate how husbandmen, their 

 servants, and labourers, ought to live. As they are the most valuable members of the community, they 

 are well entitled to such enjoyments as are compatible with care and labour. All that is meant, in stating 

 this fact, is to convey a hint to the purchasers of estates. For, in a country where frugality prevails, lands 

 of a giyen quality will ever bear a higher rent than they will where a more profuse style of living has 

 gained a footing. Rent is higher, in proportion to the gross produce, on the small farms in Ireland, and 

 (he west of Scotland, than in other parts of the united kingdom ; and yet the landlord is seldom a gainer, 



