FARMERS' PERCEPTIONS OF AGRICULTURAL LAND AFTER ACCESSION TO THE EU - CASE STUDY

Poland's accession to the European Union and the resulting availability of direct payments to farmland owners increased the prices of agricultural property. The main aim of the study was to identify the most desirable attributes of agricultural property and to verify whether those features affect the prices of traded farmland. The survey was conducted in the region of Warmia and Mazury. A statistical analysis (a multiple regression model of real estate prices was based on the conducted transactions) revealed that the market price of farmland is affected by factors: the location of land relative to rural settlements, soil quality, land fragmentation, forest cover and location of farms in lessfavoured areas with natural handicaps for agricultural production. Location was the most robust predictor of agricultural property prices - about 1565.48 PLN/ha. Farmland situated far from rural settlements is associated with higher production costs and lower income. Soil quality was also an important determinant of property prices - about 574.88 PLN/ha. Land fragmentation and forest cover have a negative impact on property prices. Every additional land plot traded in a single notarial transaction reduced the price of 1 ha by PLN 60.88. A 10% increase in forest cover decreases the value/price of 1 ha of farmland by PLN 48.71. The price of agricultural property situated in less- favoured areas with natural handicaps (LFAs) was higher by PLN/ha 3 6 3.46 (EUR 1 = 4 PLN). The last attribute results from Poland's membership in the European Union and participation in the Common Agricultural Policy. The support scheme increased the prices of agricultural property. Results are largely consistent with the findings of international studies. They provide valuable inputs for prospective buyers of agricultural property, investors and developers.