Understand the planning status
Outline consent fixes the principle of development; full or reserved-matters approval fixes the detail. Sites marketed with 'development potential' and no application are speculative — price them accordingly.
Gaffbee Commercial · Land and development sites
Land and development sites.
Residential and commercial development plots, brownfield sites, paddocks and strategic land — with size, tenure and planning status where known.
12+ land & development available
Auction
Land & development
Development land — Brighton (EH1)
£2,800,5286,054 sq ft
To let
Land & development
Development land — Manchester (EH1)
£615,013 pa12,699 sq ft
To let
Land & development
Development land — Coventry (S1)
£1,175,947 pa29,086 sq ft
Auction
Land & development
Development land — Newcastle (MK9)
£9,476,19012,814 sq ft
Investment
Land & development
Development land — Cambridge (AB10)
£17,601,52440,335 sq ft
To let
Land & development
Development land — Reading (S1)
£508,133 pa24,243 sq ft
Investment
Land & development
Development land — Leicester (SO14)
£17,158,88536,429 sq ft
To let
Land & development
Development land — Cardiff (YO1)
£353,224 pa10,497 sq ft
To let
Land & development
Development land — Bristol (OX1)
£796,773 pa18,380 sq ft
Auction
Land & development
Development land — London (CB1)
£21,571,01138,483 sq ft
For sale
Land & development
Development land — Hull (NE1)
£30,515,98744,148 sq ft
To let
Land & development
Development land — Brighton (M1)
£1,194,725 pa19,329 sq ft
Buy or rent land and development sites
Land value hinges on planning. The same field can be worth a few thousand pounds an acre without consent and many multiples of that with residential permission, so establish the planning position before anything else.
Budget for the abnormals
Access, services connections, ground conditions, contamination, drainage and ecology surveys routinely add cost on brownfield and greenfield sites alike. A residual appraisal should deduct these plus Section 106 or CIL contributions before you set your bid.
Options, promotion and conditional deals
Not every land purchase is unconditional. Option agreements, promotion agreements and contracts conditional on planning share risk with the landowner and are common on strategic sites.
Good to know
Land and development sites — your questions answered
How much is land worth without planning permission?
Agricultural land is typically valued per acre on its farming use, which is a fraction of residential development value. Hope value reflects the chance of future consent and is highly location-specific.
What searches should I do on a site?
Local authority and planning history, drainage and water, environmental and contaminated land, mining where relevant, plus access rights, easements, restrictive covenants and overage clauses in the title.
What is overage?
A clause requiring you to pay the seller a further sum if planning consent or a value uplift is achieved later. It runs for a fixed period and can materially change your appraisal.
Is stamp duty different on land?
Non-residential and mixed-use rates apply to most bare land in England and Northern Ireland: nil to £150,000, 2% to £250,000 and 5% above. Land forming part of a dwelling's grounds can be treated as residential.
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