How Much Does Commercial Yard Space Cost to Rent?

UK commercial yard space price ranges

Commercial yard space - sometimes called open storage or industrial outdoor storage - is priced very differently depending on where you look and how it is marketed. Agents list some sites by annual rent per acre, others by pounds per square foot per year, and smaller plots or container compounds are often quoted simply as a monthly rent. Because there is no single national index for yard space in the way there is for offices or warehouses, the figures below are drawn from live listings and commercial property research rather than a single official source, and should be treated as approximate.

At the lower end, smaller or more rural yards let for roughly £400 to £900 per month for plots under half an acre - recent regional listings have included a 0.52 acre yard at £850 per month and a smaller 0.18 acre yard on the same site at £400 per month. A 0.44 acre hard-standing storage yard in Hull was listed at £15,000 per year, which works out at about £0.78 per sq ft per year.

At the premium end, well-located, fully serviced sites close to major road networks can command much higher figures. One secure open storage compound near the A1000/M25 corridor in Hertfordshire was recently quoted at an equivalent of roughly £284,500 per acre per year, illustrating how much location and infrastructure can move the price. Knight Frank's industrial open storage research notes that prime sites - level, concreted, fully serviced, securely fenced and close to motorways and ports - attract the highest rents in the sector, while lower-quality or less accessible sites sit well below that 1.

Rents for conventional industrial sheds in Yorkshire give a useful comparison point, even though yard space and covered units are priced differently. Prime industrial rents in Leeds rose 5.1% in 2024 to around £9.20 per sq ft for large units, while prime rents in Sheffield reached around £9.00 per sq ft and Doncaster and Rotherham sat at roughly £7.75 per sq ft 5. These figures cover enclosed buildings, not open yards, but they show the general direction of travel for commercial space costs across the region.

Reading the stats: per acre, per sq ft and per month

It helps to convert everything to the same unit before comparing. One acre is 43,560 sq ft, so a rent of £20,000 per acre per year works out at roughly £0.46 per sq ft per year - a useful sanity check when an agent quotes only one figure. Monthly prices for small yards or containers are easiest to compare directly, since most small operators simply want to know the cash cost per month rather than work in acres.

What affects the price of commercial yard space

Several factors consistently explain why two yards of similar size can be priced very differently.

Location and road access

Proximity to motorways, trunk roads and urban centres is one of the biggest drivers of price. Sites close to major road networks and ports attract the strongest demand from logistics, distribution and trade businesses, pushing rents towards the top of the range 2. Yards in more rural or out-of-the-way locations tend to be considerably cheaper, though they may still suit businesses that do not need constant HGV access.

Size of the plot

Larger plots often command a lower rate per acre or per sq ft than small ones, because landlords and agents price bigger lettings to attract fewer, larger tenants. Conversely, very small plots or single container spaces can look expensive per square foot but are far more affordable in absolute monthly terms, which is why many small businesses choose a small yard or a single container rather than taking on a whole acre they do not need.

Surface and ground condition

A level, concreted or properly compacted hard-standing surface that can support HGVs and heavy plant costs more to provide and therefore more to rent than rough or unmade ground. Prime open storage sites are specifically described as having surfaces capable of supporting high volumes of heavy goods vehicle movement, which is one of the features that commands a premium 2.

Security provision

Fencing, gates, lighting and CCTV all add cost to a site, but they also reduce the risk of theft and vandalism, which matters if you are storing vehicles, plant, stock or equipment outdoors. Listings that highlight full security fencing and monitored or staffed security tend to sit higher up the price range than unsecured, open plots.

Access hours and flexibility

Sites offering 24/7 access suit trades and businesses with irregular hours, while restricted access (for example, office hours only) can be cheaper but less practical. Flexible, short lease terms are often priced at a slight premium compared with long leases, since the landlord takes on more letting risk.

Services and utilities

Mains power, water and drainage connections add value and cost. A prime open storage specification typically includes full servicing with power, water and drainage as standard, whereas basic yards may have none of this, which is reflected in a lower rent 2.

Lease length and commitment

Longer leases can sometimes be negotiated at a lower headline rent in exchange for commitment, while flexible, rolling monthly arrangements - more common with smaller yards and container storage - tend to carry a slightly higher per-unit cost in return for the ability to leave at short notice.

Extra costs beyond the headline rent

The quoted rent is rarely the whole story. Before comparing two quotes, check what else you will need to budget for.

Business rates

Most commercial premises in England, including many yards and outdoor storage sites, are liable for business rates based on the property's rateable value, which is set by the Valuation Office Agency. You may be eligible for business rates relief if you run a small business, are the only business in a rural area, or fall into certain other categories 7. Under small business rate relief, a property with a rateable value of £12,000 or less currently pays no business rates at all, provided it is the only property the business uses, while relief tapers down from 100% to 0% for rateable values between £12,001 and £15,000 6. Properties with a rateable value between roughly £15,000 and £51,000 are still treated as small businesses and benefit from a lower 'small business multiplier' even if they do not qualify for the relief itself 8. Rules differ in Scotland, Wales and Northern Ireland, and eligibility is ultimately decided by your local council, so it is always worth checking your specific rateable value with them directly.

VAT

Commercial property rent is often, though not always, subject to VAT at the standard rate, depending on whether the landlord has 'opted to tax' the property. Always ask a prospective landlord or provider explicitly whether their quoted price is inclusive or exclusive of VAT, since this makes a material difference to the real monthly cost.

Utilities and insurance

If the yard has a mains power or water connection, you may be billed separately for consumption, or it may be bundled into the rent - this varies by provider. You will also typically need your own insurance to cover goods, vehicles or equipment stored on site, as most yard and storage providers do not insure tenants' property as standard.

Other possible costs

• Deposits or advance payments, which vary by provider and should be confirmed before signing anything
• Any charges for additional access passes, keys or security fobs
• Costs of your own signage, racking or temporary structures, if permitted
• Waste removal or site clearance charges where applicable

How to compare commercial yard space quotes properly

Because pricing conventions vary so much across the market, a methodical approach to comparing quotes will save you from an expensive mistake.

1. Convert every quote to the same unit - either pounds per month or pounds per sq ft per year - so you can line them up directly.
2. Ask whether the figure is inclusive or exclusive of VAT, business rates, utilities and insurance.
3. Check the minimum term and notice period - a slightly higher monthly cost with no long tie-in can work out cheaper overall for a growing or seasonal business.
4. Confirm access hours and whether 24/7 access is included or charged as an extra.
5. Ask about security measures in place - fencing, lighting, CCTV - and whether they are monitored.
6. Clarify what surface the yard has and whether it is suitable for your vehicles, trailers or equipment.
7. Ask what happens if you need to scale up or down - can you add a container or additional space later without re-signing a whole new agreement?

It is also worth asking for everything in writing, including any permitted use restrictions. Many yards, including ours, let space 'subject to permitted use', meaning the site has planning and practical limits on what it can be used for - always check this applies to your business before committing.

Renting yard space vs buying land vs renting an industrial unit

Renting yard space is usually the most flexible and lowest-commitment option of the three. Buying commercial land ties up significant capital, involves legal, survey and potentially planning costs, and commits you to a fixed location for the long term - sensible for an established business planning for many years ahead, but a poor fit for a growing or uncertain operation.

Renting a fully enclosed industrial unit gives you weatherproof covered space, but at a materially higher cost per square foot than open yard space, as the Yorkshire industrial rent figures above show (roughly £7.75-£9.20 per sq ft per year for prime units 5) 4. For businesses storing vehicles, plant, building materials, containers or other weather-resistant stock, that extra cost for a roof may not be necessary.

A sensible approach for many small and growing businesses is to start with rented yard space or a flexible container, keep an eye on usage and costs, and only consider buying land once the business has a proven, stable long-term need that justifies the capital outlay.

Commercial yard space at York Storage

York Storage is based at The Old Station Works, Station Lane, Shipton by Beningbrough, York YO30 1BS. We offer commercial yard space from £250 per month, subject to permitted use, giving local trades, small businesses and contractors an affordable, flexible alternative to a full industrial unit or buying land outright.

For businesses that need something more contained than open yard space, we also offer drive-up 20ft x 8ft x 8ft containers from £140 per month, with a 2 month minimum term. Both our yard space and container storage benefit from 24/7 access and monitored CCTV, so you can get to your vehicles, equipment or stock whenever you need to, with the reassurance of on-site monitoring.

• Commercial yard space from £250 per month, subject to permitted use
• Drive-up 20ft x 8ft x 8ft containers from £140 per month, 2 month minimum
• 24/7 access
• Monitored CCTV

The York and North Yorkshire commercial yard market

York sits within the wider Yorkshire and the Humber commercial property market, where prime industrial rents grew strongly through 2024 and are forecast to keep rising by a further 3.6% to 4.1% across the region in 2025 4. While those figures relate to larger enclosed industrial units rather than open yard space specifically, they point to generally firming demand and costs for commercial space across the region, which makes well-priced, flexible yard space increasingly attractive for cost-conscious local businesses.

For trades, contractors, small logistics operators and businesses based in and around York, Shipton by Beningbrough and the surrounding villages, a local yard avoids the cost and time of commuting to a unit in Leeds or Sheffield, while still offering secure, accessible outdoor storage close to home.

Choosing the right amount of space

Before signing up to any yard space, it is worth being realistic about how much space you actually need now, and how much flexibility you might need later. Many businesses overestimate the space required and end up paying for capacity they rarely use, while others undersize and find themselves renting a second plot within months.

• List everything you currently need to store, including vehicles, trailers, materials and equipment, with rough dimensions.
• Add a sensible margin for seasonal peaks, such as extra stock or materials around busy periods.
• Check whether the provider allows you to add or reduce space without a lengthy renegotiation.
• Compare a single larger plot against a smaller yard plus a container, which can sometimes work out more cost-effective and flexible than one large commitment.

Getting this right at the outset - and asking providers direct questions about costs, access and flexibility - is the single best way to make sure commercial yard space delivers good value rather than becoming an unexpectedly expensive overhead.

Frequently asked questions