Landsite is a specialist land consultant which has been established for over 15 years and secured exchange and completion on over 26 sites, approaching 5000 plots. We have brokered sites for land promoters such as Richborough Estates and Satnam Investments and Wessex Strategic to identifying or introducing off-market sites to developers and plc housebuilders. Throughout, we have operated solely to ensure that landowners are respected in the deal and wherever possible to maximise their land value.
Call John on 07971 389985 / 01527 328401 or email [email protected] for free, independent and expert guidance.
SEE : 'SELLING LAND - FAQ'S' page for :Selling Land - FAQ's
Clear recent data on UK residential land prices
The price of land with planning permission for housing development in various districts of the UK
UK housing land prices (with planning permission)
UPDATE 2026 :
2026 was looking very positive (at last !) until the Iran Conflict and whilst Landsite witnessed more website enquiries for 'how much is my land worth for building' or 'how much is my land worth for developmenr' we also saw more 'launching 2026' sale and promotion boards going up on large sites (e.g. Taylor Wimpey, Ely). However, the smaller luxury developers (sometimes known as SME developers) are opening up smaller and single plots to build them out, which is always a good sign.
2026 DRIVERS FOR BETTER LAND VALUES : Inflation is lower, Interest rates were set to drop to around 3.25% which will eventually invigorate the first-time buyer market. Whilst there was some relative stability after the Ukraine and Gaza wars, elections, budgets and the like, this has dampened a littlel due to the Iran Conflict. In early 2026 Savills were reporting that house prices could increase by 28% to 2030. Incredible, rather sad to contemplate for many and reflecting the sometiems crazy world of UK residential property, but I if you are a doctor having just been awarded a 29% pay increase, your cryptocurrency business has flourished, or you are a couple with very healthy joint-incomes, then perhaps why not ?
TO ALL LANDOWNERS : 2026 through 2027 is still a great time to look seriously at the developmnent potential for your land as many councils still lack a '5 year housing land supply' or do not have a sound Local Plan in place and with the demand side of the residential market now coming back and probably set to continue for 2027 through 2028 and beyond (chance of an economic recession notwithstanding) the timing is about as good as it has been for some years for landowners. Finally, the current government are pushing via planning policy and announcements to have more housing - e.g. '1.5 million new homes' . Anotyhee encouraging sign is that Planning Appeals are now around 70% successful (it used to be closer to a 30-40% success rate).
WHAT IS MY LAND WORTH FOR DEVELOPMENT ? : We have outlined land values elsewhere on our website and in the 'Land Prices' section but the last 4 years since late 2022 have been challenging and housing land values and residential land values have both been down (by around a third to as much as half). For anyone at the end of an Option deal and being offered a price by a housebuilder it will be vitally important to utilise a big hitter like Savills (www.savills.com) or CBRE (www.cbre.co.uk) to ensure you hammer the housebuilder as hard as possible and get the best land value you can. Hence, land in the Home Counties is still averaging around £1M+ per acre (in your hand) after planning permission. Around £500,000+ in other 'good' areas. Of course, you are only likely to see this if you have secured a deal with a land promoter rather than a housebuilder as the former company use a 'market tested' route whereas the housebuilders / developers pay the landowmners what they call 'market value' but which in truth is actually what they want to pay you, not what the land is actually worth. Be careful !!
LAND PROMOTERS = BETTER LAND PRICE. HOUSEBUILDERS = BEWARE OF 'MARKET VALUE' OFFERS : This is generally the best rule when it comes to getting the 'right' deal for your land but do also be careful to read the small print as some land promoters seek to incorporate a 'confidential marketing exercise' in their terms and this may often be essentially what is known as a 'pre-emption' clause and could mean the fully 'market-tested' route to get a top bid for your land may be undermined (just ask yourself ; 'Confidential' - yes, but to whom, you or the Promoter ?!). You should be aware that some land promoters are now owned by plc housebuilders or have been purchased by them.
2025 to 2026 Re-Cap : The residential land market in the United Kingdom returned to some positive territory in 2025 with interest rates beginning to fall, inflation moderating to 2.8% (as at March 2025), greater mortgage flexibility available, wars in Ukraine and Gaza saw some indication or a resolution and above all, the very positive planning policies which the UK Government put in place by re-introducing housing targets for Councils and aiming for a record 1.5 Million new homes by late 2029. Early 2026 saw a very encouraging uptick in development land interest and deals but this has sadly caught a cold from the Iran Conflict.
Is your site is larger than 10 acres in size and you have been approached by a large housebuilder or a land promoter ?
Sometimes, due to a small site size or complex ownership and timing reasons a traditional Option Agreement is the only effective way forward. However, landowners may find the people they did the original deal with have moved on or the developer takes a 'plan-led' solution - i.e. they wait for the land to be 'allocated' in a Local Plan before pushing for planning permission and this process may feel very slow and 'not what was promised' for some landowners.
Only by effectively assessing YOUR site from YOUR perspective first what and what YOU want to achieve and then ensuring YOU get not just the best development partner to take your land forward (and at the right time) will YOU will you realise true market value.
By signing into the wrong agreement, picking the wrong developer or promoter and not ensuring that they have either a clear and deliverable plan to obtain planning permission or that you may not get your site properly 'market-tested' (i.e. sold to the highest bidder) you could potentially end up with a significantly lower land value after planning permission.
Many landowners can find themselves in this position and are often confused about the way ahead (you are not alone !)
The only real way to beat that system is to get the best deal you can in the first instance and that is only achievable when all concerned are honest and transparent.
This is exactly what Landsite specialise in doing so do give us a call or email : [email protected] or 07971 389985.
Roughly speaking, residential development land (with planning permission) in the United Kingdom in 2024 is worth between £350,000 per acre (e.g. remoter parts of the UK) to as much as £3,000,000 per acre (e.g. 'Home Counties' close to London) with planning permission in place.
Normally, councils will expect an acre of 'net developable' (known as NDA - Net Developable Area) land to have around 15 'plots' on it and therefore if each plot is worth (say) £35,000 then simply calculate that multiplied by the (net) acreage of your land (if you have 10 acres in allk then around 6-7 acres will be the NDA). So, let's say your land is around 8 acres and therefore the 'NDA' is 5 acres, then that would allow for 5 x 15 = 75 new houses to be built on itr and at £35,000 a plot it would provide a land value of £2,625,000. Of course if the land is in a high value area then thje plot prices could be twice as high at £70,000 each and therefore the 5 acres would be worth £5,250,000 (and remember every 5 acres of NDA is another £5.25M...so a 30 acre site with permission for 300 houses could be £21,000,000.
The reason the values can vary so widely is very much dependent upon were the land is and how challenging it is to develop (e.g. slope, contamination, access and infrastructure requirements) and of course the state of the economy (interest rates, inflation, mortgage deals and other political and economic factors).
Land is a very emotive subject because it is valuable and it may have sentimental or inheritance family issues associated with it.
A landowner only gets to sell their land once and cannot go back and 'have another go' if they are not happy with the price or the result.
It is therefore vital that you do your research and take proper stock of the situation before committing to a particular developer, land promoter or housebuilder.
The old adage that 'all that glitters is not gold' is certainly true as whilst many developers and land promoters are actually perfectly good, reliable and honest firms, nevertheless buying your land is a business decision for them and your best interests as a landowner or a family will not always be of paramount importance when it comes to payment for the land with planning.
The latter impact is for three reasons : Firstly, the developer simply tries to secure a planning permission, not the 'best' planning permission in terms of actual land value; Secondly, some Agreements allow the charge of a wide range of costs, 'interest rates' and unecessary charges to the landowner and Thirdly, there will often be huge additional infrastructure and associated commitments which may be readily made by one development partner compared with another.
Landsite is very passionate about landowners being listened to in any transaction and the only way this can be achieved is if ALL the relevant information on housing land prices, timescales, planning, contracts and marketing are clearly, honestly and transparently explained.
We cannot stress enough how important it is for landowners to be properly and fully appraised of the potential for development of their land - including the pitfalls, obstacles and time it can take to achiever a planning permission and sale of the land.
Land deals can be successful and landowners and their development partner (be that plc housebuilder, independent developer or land promoter) can all end the day happy and content with the results, so long as throughout the process everything is clearly explained and trust is maintained between the parties.
In today's modern world of email, social media, texting, internet meetings and the like, sometimes the simplest solution is the best : if landowners and their development partner cannot agree or are unhappy - get everyone physically round the table and resolve the matter face-to-face.
Many would be amazed how very little this approach is undertaken by the largest of housebuilders and (sadly) some land promoters too. It is a VITAL aspect of good land development.
One thing we also offer at Landsite (somewhat uniquely) is the ability to research and compare actual sold prices for land in your area using Land Registry information so that a value per 'plot' can be ascertained. Once we know that information we can then work out how many building 'plots' your land can accommodate and calculate a likely land value. This gives a real and accurate idea of what a site may be worth and is invaluable.
If you are currently being approached or have been approached by a plc housebuilder to sign into an OPTION AGREEMENT then please please tread carefully. By all means give me a call or email me for advice on 07971 389985 or via [email protected] and I will be happy to explain whether that route may indeed be best or whether a land promotion agreement may offer a better solution.
Sometimes Option Agreements (or even Conditional Contracts) are the right choice and they can work for landowners. Indeed, once they used to be the only option for landowners. However, nowadays, the Land Promotion Agreement usually creates a significantly better solution with a much much better land sale value for the landowner or farmer (and you only get to sell your land once !). By 'much better' you can be looking at perhaps 50% more payment for your land after planning in some cases. For instance, the final land payment for a piece of land with permission for 100 houses in a good location could be as much as £12,000,000 through the full competitive open market sale that a Land Promotion Agreement offers compared with perhaps £6,000,000 to £7,000,000 via a standard Option Agreement.
Landsite Limited have been advising landowners on how to get the best deal for their landholdings for over 15 years and we have secured land deals to exchange and completion on 26 sites which can accommodate over 4,237 new homes or apartments.
We have many years of experience working at senior levels within the land departments of Taylor Wimpey, Bovis Homes (now Vistry Group), Beaverbrook Land and Gladedale Homes (now Avant Homes). We have also worked with developers including : Banner Homes, Beaverbrook Land, IM Land, David Wilson Homes (Barratt Group), CALA Homes, Bellway Homes, Adderstone Living and Persimmon Plc amongst others.
How to sell my land for housing ?
(NOTE : we undertake this work Free of Charge and secure our fees from the successful bidder/developer, not you)
1. Meeting & Appraisal with Landowner(s)
We meet with you and determine exactly what you would like to achieve. You can answer any whatsoever questions you may have about the process of land development, land prices for housing, site values, land promotion agreements, option agreement, conditional contracts, hybrid agreements and the differences between the housebuilders and the land promoters. We will always seek to physically walk your land with you to understand it's setting, potential and individual circumstances. If, for some reason, we cannot answer a question then we will find the answer for you.
2. Guidance on which companies can be approached
Landsite can provide guidance on which developers may offer the most sensible route to developing land.
You may receive bids or offers from developers and can you can then make a decision to partner with a particular developer. Developers will normally need to meet the following :
We will always take the time to speak with you and explain how the process really works in practice and you are welcome to telephone or email either John Holland to discuss your concerns :
John Holland - Director - 07971 389985 / 01527 328401 or [email protected]
Landsite Limited
Penrose House
67 Hightown Road
Banbury
Oxfordshire OX16 9BE
Telephone : 01527 328401
Mobile : 07971 389985
Email : [email protected]
Web. www.landsite.co.uk
Normally, councils will expect an acre of 'net developable' (known as NDA - Net Developable Area) land to have around 15 'plots' on it and therefore if each plot is worth (say) £35,000 then simply calculate that multiplied by the (net) acreage of your land (if you have 10 acres in allk then around 6-7 acres will be the NDA). So, let's say your land is around 8 acres and therefore the 'NDA' is 5 acres, then that would allow for 5 x 15 = 75 new houses to be built on itr and at £35,000 a plot it would provide a land value of £2,625,000. Of course if the land is in a high value area then thje plot prices could be twice as high at £70,000 each and therefore the 5 acres would be worth £5,250,000 (and remember every 5 acres of NDA is another £5.25M...so a 30 acre site with permission for 300 houses could be £21,000,000.
The reason the values can vary so widely is very much dependent upon were the land is and how challenging it is to develop (e.g. slope, contamination, access and infrastructure requirements) and of course the state of the economy (interest rates, inflation, mortgage deals and other political and economic factors).
Land is a very emotive subject because it is valuable and it may have sentimental or inheritance family issues associated with it.
A landowner only gets to sell their land once and cannot go back and 'have another go' if they are not happy with the price or the result.
It is therefore vital that you do your research and take proper stock of the situation before committing to a particular developer, land promoter or housebuilder.
The old adage that 'all that glitters is not gold' is certainly true as whilst many developers and land promoters are actually perfectly good, reliable and honest firms, nevertheless buying your land is a business decision for them and your best interests as a landowner or a family will not always be of paramount importance when it comes to payment for the land with planning.
The latter impact is for three reasons : Firstly, the developer simply tries to secure a planning permission, not the 'best' planning permission in terms of actual land value; Secondly, some Agreements allow the charge of a wide range of costs, 'interest rates' and unecessary charges to the landowner and Thirdly, there will often be huge additional infrastructure and associated commitments which may be readily made by one development partner compared with another.
Landsite is very passionate about landowners being listened to in any transaction and the only way this can be achieved is if ALL the relevant information on housing land prices, timescales, planning, contracts and marketing are clearly, honestly and transparently explained.
We cannot stress enough how important it is for landowners to be properly and fully appraised of the potential for development of their land - including the pitfalls, obstacles and time it can take to achiever a planning permission and sale of the land.
Land deals can be successful and landowners and their development partner (be that plc housebuilder, independent developer or land promoter) can all end the day happy and content with the results, so long as throughout the process everything is clearly explained and trust is maintained between the parties.
In today's modern world of email, social media, texting, internet meetings and the like, sometimes the simplest solution is the best : if landowners and their development partner cannot agree or are unhappy - get everyone physically round the table and resolve the matter face-to-face.
Many would be amazed how very little this approach is undertaken by the largest of housebuilders and (sadly) some land promoters too. It is a VITAL aspect of good land development.
One thing we also offer at Landsite (somewhat uniquely) is the ability to research and compare actual sold prices for land in your area using Land Registry information so that a value per 'plot' can be ascertained. Once we know that information we can then work out how many building 'plots' your land can accommodate and calculate a likely land value. This gives a real and accurate idea of what a site may be worth and is invaluable.
If you are currently being approached or have been approached by a plc housebuilder to sign into an OPTION AGREEMENT then please please tread carefully. By all means give me a call or email me for advice on 07971 389985 or via [email protected] and I will be happy to explain whether that route may indeed be best or whether a land promotion agreement may offer a better solution.
Sometimes Option Agreements (or even Conditional Contracts) are the right choice and they can work for landowners. Indeed, once they used to be the only option for landowners. However, nowadays, the Land Promotion Agreement usually creates a significantly better solution with a much much better land sale value for the landowner or farmer (and you only get to sell your land once !). By 'much better' you can be looking at perhaps 50% more payment for your land after planning in some cases. For instance, the final land payment for a piece of land with permission for 100 houses in a good location could be as much as £12,000,000 through the full competitive open market sale that a Land Promotion Agreement offers compared with perhaps £6,000,000 to £7,000,000 via a standard Option Agreement.
Landsite Limited have been advising landowners on how to get the best deal for their landholdings for over 15 years and we have secured land deals to exchange and completion on 26 sites which can accommodate over 4,237 new homes or apartments.
We have many years of experience working at senior levels within the land departments of Taylor Wimpey, Bovis Homes (now Vistry Group), Beaverbrook Land and Gladedale Homes (now Avant Homes). We have also worked with developers including : Banner Homes, Beaverbrook Land, IM Land, David Wilson Homes (Barratt Group), CALA Homes, Bellway Homes, Adderstone Living and Persimmon Plc amongst others.
How to sell my land for housing ?
(NOTE : we undertake this work Free of Charge and secure our fees from the successful bidder/developer, not you)
1. Meeting & Appraisal with Landowner(s)
We meet with you and determine exactly what you would like to achieve. You can answer any whatsoever questions you may have about the process of land development, land prices for housing, site values, land promotion agreements, option agreement, conditional contracts, hybrid agreements and the differences between the housebuilders and the land promoters. We will always seek to physically walk your land with you to understand it's setting, potential and individual circumstances. If, for some reason, we cannot answer a question then we will find the answer for you.
2. Guidance on which companies can be approached
Landsite can provide guidance on which developers may offer the most sensible route to developing land.
You may receive bids or offers from developers and can you can then make a decision to partner with a particular developer. Developers will normally need to meet the following :
- LEGAL FEES : Pay your reasonable legal fees (typically between £7,000 to £10,000+)
- PREMIUM / DEPOSIT : Pay you a non-returnable 'sweetener' sum of money as a 'premium' or gesture of commitment to the deal. You keep this, even if the development partner doesn't get planning permission and walks away. These sums are normally much higher for Option Agreements with a large housebuilder than a Land Promotion Agreement with a Promoter, though that situation now appears to be changing (as at 2024). The land promoters may pay between £30,000 or up to £100,000 for entering into a 3-year or 5-year 'term' on your site - often the big plc housebuilders will pay more to entice you into a deal - the flip side is they may want a longer 'term' and of course they tend to take a long, slow appraoch and pay you less at the end because the sale of your land with plannign is never 'market -tested' via a compatitive bidding process.
- AGREEMENT : Prepare a Draft Agreement (can be a 'Land Promotion Agreement' or an 'Option Agreement, or a 'Conditional Contract' or even somethign called a 'Hybride Agreement' - which is essentially a combination of option and promotion). After a period of about 3 months both parties (landowner and the chosen development partner) will sign. These are usually for an intial 'term' of perhaps 3 to 5 years with an option to renew it for a further periuod if progress is being made or a Planning Appeal is needed. For larger sites, Landsite usually advise landowners to seek as short an initial agreement as possible (3 years) but for riskier sites this may have to be a '5 year + 5 year' style agreement whereby you get another non-returnable 'goodwill' payment after 5 years and again after 10 years if the company wants to extend it due to waiting for a planning permission to come through (but only that - most agreements in the UK should never need to be loger than 10 years as a maximum and be wary if they are longer. Usually, in any even there will be what is called a 'Long-Stop' date in the agreement which means the legal agreement can never last beyond that date. However, for a smaller site where planning may be straighforward we may suggest a much shorter timeframe of perhaps 12 months to 18 months initially and using a 'Conditional Contract' approach - guaranteed price and fixed period of time. This often works for small retirement sites/care homes site.
We will always take the time to speak with you and explain how the process really works in practice and you are welcome to telephone or email either John Holland to discuss your concerns :
John Holland - Director - 07971 389985 / 01527 328401 or [email protected]
Landsite Limited
Penrose House
67 Hightown Road
Banbury
Oxfordshire OX16 9BE
Telephone : 01527 328401
Mobile : 07971 389985
Email : [email protected]
Web. www.landsite.co.uk
