Selling my Land to a developer : how much is it worth ? [2021]

[Graph above shows average transaction prices for development land between 2011 and 2015/16 and is courtesy of the Investment Property Forum]

It is vital for landowners to keep abreast of the price of their land and whether it's value is likely to rise or fall in the future. If you are thinking of selling your land or your are looking to deal with a land promoter or developer then having an early idea of the value of your land can be helpful.

Below we round-up the latest available data for 2021 and provide an overview of what to expect for land with planning permission in the the next few years :

Residential Development Land Prices
The most reliable source of land prices is published by the UK Government using data from the Land Registry (see https://www.gov.uk/government/collections/land-value-estimates) and this shows values for EACH DISTRICT OR BOROUGH of the United Kongdom by : REGION  /  LOCAL AUTHORITY  /  £ PER HECTARE

NOTE 1 : these are figures per hectare, not per acre - to achieve a value in acres divide the figure by 2.471 - e.g. Amber Valley £550,000 per hectare / 2.471 = £222,581 per acre.

NOTE 2 : do bear in mind that these figures in some cases can be significantly higher than the reality and in some cases they will significantly lower - much depends upon the setting of your site and circumstances. 

As a real example, a site situated within Amber Valley which extends to 0.8 acres is being marketed (as at 03/03/2021) for £950,000 and has planning permission for 7 new build houses which has a gross sale value (usually known as the 'GDV') when built and sold of £3,100,000 (see https://www.onthemarket.com/details/9961602/). This figure is therefore almost three times what the government published data below indicates - but it is a relatively small site and smaller sites usually have higher values and that is what the 'asking price' is, not necessarily what the actual sale price might be.

The majority of the information below can therefore be relied upon to some extent but we would personally advise discounting the sums below by as much as 25% to achieve a more realistic value.

​For up to date information on the value of your land please see our example sites below or contact us for a FREE VALUATION OF YOUR LAND at https://www.landsite.co.uk/.

Prices below are a guide only and for ENGLAND only - if you want prices for Wales, Scotland, Northern Ireland or London then please call or email us at www.landsite.co.uk.

East Midlands Land [price per hectare - £]
Residential development land prices in Amber Valley £550,000
Residential development land prices in Ashfield £400,000
Residential development land prices in Bassetlaw £680,000
Residential development land prices in Blaby £2,150,000
Residential development land prices in Bolsover £370,000
Residential development land prices in Boston £500,000
Residential development land prices in Broxtowe £1,200,000
Residential development land prices in Charnwood £1,370,000
Residential development land prices in Chesterfield £970,000
Residential development land prices in Corby £620,000
Residential development land prices in Daventry £1,880,000
Residential development land prices in Derby £1,000,000
Residential development land prices in Derbyshire Dales £2,100,000
Residential  development land prices in East Northamptonshire £1,100,000
Residential development land prices in Erewash £370,000
Residential development land prices in Gedling £550,000
Residential development land prices in Harborough £2,650,000
Residential development land prices in High Peak £1,100,000
Residential development land prices in Hinckley and Bosworth£1,530,000
Residential development land prices in Kettering £1,350,000
Residential development land prices in Leicester £1,460,000
Residential development land prices in Lincoln £1,200,000
Residential development land prices in Mansfield £1,100,000
Residential development land prices in Melton £950,000
Residential development land prices in Newark and Sherwood £1,130,000
Residential development land prices in ​North East Derbyshire £670,000
Residential development land prices in North West Leicestershire £1,230,000
Residential development land prices in Northampton £2,040,000
Residential development land prices in Nottingham £1,200,000
Residential development land prices in Oadby and Wigston £1,710,000
Residential development land prices in ​Rushcliffe £1,700,000
Residential development land prices in Rutland £2,000,000
Residential development land prices in South Derbyshire £1,000,000
Residential development land prices in South Holland £450,000
Residential development land prices in South Kesteven £920,000
Residential development land prices in South Northamptonshire £2,850,000
Residential development land prices in Wellingborough £1,700,000


West Midlands / West Land [price per hectare - £]
Residential development land prices  in Birmingham £1,700,000
Residential development land prices in Bromsgrove £2,850,000
Residential development land prices in Cannock Chase £1,140,000
Residential development land prices in Coventry £1,810,000
Residential development land prices  in Dudley £1,900,000
Residential development land prices in East Staffordshire £1,800,000
Residential development land prices  in Herefordshire, County of £2,300,000
Residential development land prices in ​Lichfield £2,650,000
Residential development land prices in Malvern Hills £1,800,000
Residential development land prices in Newcastle-under-Lyme £1,000,000
Residential development land prices in North Warwickshire £1,700,000
Residential development land prices in Nuneaton and Bedworth £1,370,000
Residential development land prices  in Redditch £2,450,000
Residential development land prices  in Rugby £2,250,000
Residential development land prices in Sandwell £1,770,000
Residential development land prices in Shropshire £1,500,000
Residential development land prices  in Solihull £4,270,000
Residential development land prices in South Staffordshire £2,340,000
Residential development land prices in Stafford £1,600,000
Residential development land prices in Staffordshire Moorlands £780,000
Residential development land prices in Stoke-on-Trent £820,000
Residential development land prices in Stratford-on-Avon £4,130,000
Residential development land prices in Tamworth £2,100,000
Residential development land prices in Telford and Wrekin £1,230,000
Residential development land prices in Walsall £1,110,000
Residential development land prices ​in Warwick £3,850,000
Residential development land prices in Wolverhampton £1,165,000
Residential development land prices in Worcester £2,650,000
Residential development land prices in Wychavon £2,230,000
Residential development land prices in Wyre Forest £1,450,000

Eastern & Anglia Land [price per hectare - £]
Residential development land prices in Babergh £2,330,000
Residential development land prices in Basildon £4,000,000
Residential development land prices in Braintree £3,785,000
Residential development land prices in Breckland £1,870,000
Residential development land prices in Brentwood £7,000,000
Residential development land prices in Broadland £2,120,000
Residential development land prices in Broxbourne £5,000,000
Residential development land prices in Cambridge £6,250,000
Residential development land prices in Castle Point £3,850,000
Residential development land prices in Central Bedfordshire £3,700,000
Residential development land prices in Chelmsford £5,160,000
Residential development land prices in Colchester £2,475,000
Residential development land prices in Dacorum £7,000,000
Residential development land prices in East Cambridgeshire £2,300,000
Residential development land prices in East Hertfordshire £7,550,000
Residential development land prices in East Lindsey £800,000
Residential development land prices in Epping Forest £7,600,000
Residential development land prices in Fenland £370,000
Residential development land prices in Great Yarmouth £1,100,000
Residential development land prices in Harlow £4,500,000
Residential development land prices in Hertsmere £7,100,000
Residential development land prices in Huntingdonshire £2,700,000
Residential development land prices in Ipswich £2,350,000
Residential development land prices in King's Lynn and West Norfolk £1,150,000
Residential development land prices in Luton £3,060,000
Residential development land prices in Maldon £3,790,000
Residential development land prices in Mid Suffolk £2,100,000
Residential development land prices in North Hertfordshire £6,100,000
Residential development land prices in North Kesteven £850,000
Residential development land prices in North Norfolk £2,460,000
Residential development land prices in Norwich £2,400,000
Residential development land prices in Peterborough £1,600,000
Residential development land prices in Rochford £4,300,000
Residential development land prices in Cambridgeshire £5,390,000
Residential development land prices in Norfolk £2,250,000
Residential development land prices in Southend-on-Sea £3,650,000
Residential development land prices in ​St Albans £8,900,000
Residential development land prices in St. Edmundsbury £3,300,000
Residential development land prices in Stevenage £4,200,000
Residential development land prices in East Suffolk £2,150,000
Residential development land prices in Tendring £1,750,000
Residential development land prices in Three Rivers £6,900,000
Residential development land prices in Thurrock £3,510,000
Residential development land prices in Uttlesford £4,580,000
Residential development land prices in Watford £6,800,000
Residential development land prices in Waveney (now merged with East Suffolk) £1,150,000
Residential development land prices in Welwyn Hatfield £6,050,000
Residential development land prices in West Lindsey £370,000

Yorkshire & Humber Land [price per hectare - £]
Residential development land prices Barnsley £760,000
Residential development land prices Bradford £700,000
Residential development land prices Calderdale £1,140,000
Residential development land prices Craven £2,050,000
Residential development land prices Doncaster £750,000
Residential development land prices East Riding of Yorkshire £1,945,000
Residential development land prices Hambleton £2,150,000
Residential development land prices Harrogate £2,940,000
Residential development land prices Kingston upon Hull, City of £550,000
Residential development land prices Kirklees £1,500,000
Residential development land prices ​Leeds £2,150,000
Residential development land prices North East Lincolnshire £750,000
Residential development land prices North Lincolnshire £370,000
Residential development land prices Richmondshire £1,680,000
Residential development land prices Rotherham £900,000
Residential development land prices Ryedale £1,800,000
Residential development land prices Scarborough £1,570,000
Residential development land prices Selby £1,000,000
Residential development land prices Sheffield £870,000
Residential development land prices ​Wakefield £1,200,000
Residential development land prices York £2,750,000

North East Land [price per hectare - £]
Residential development land prices Darlington £640,000
Residential development land prices County Durham £700,000
Residential development land prices Gateshead £720,000
Residential development land prices Hartlepool £615,000
Residential development land prices Middlesbrough £600,000
Residential development land prices Newcastle upon Tyne £850,000
Residential development land prices North Tyneside £1,150,000
Residential development land prices Northumberland £650,000
Residential development land prices Redcar and Cleveland £400,000
Residential development land prices South Tyneside £400,000
Residential development land prices Stockton-on-Tees £600,000
Residential development land prices Sunderland £600,000

North West Land [price per hectare - £]
Residential development land prices ​Allerdale £370,000
Residential development land prices Barrow-in-Furness £1,100,000
Residential development land prices Blackburn with Darwen £450,000
Residential development land prices Bolton £1,110,000
Residential development land prices Burnley £370,000
Residential development land prices Bury £1,380,000
Residential development land prices Carlisle £370,000
Residential development land prices Cheshire East £1,300,000
Residential development land prices Cheshire West and Chester £2,760,000
Residential development land prices Chorley £1,245,000
Residential development land prices Copeland £370,000
Residential development land prices Eden £1,430,000
Residential development land prices Fylde £1,700,000
Residential development land prices Halton £1,830,000
Residential development land prices Hyndburn £1,100,000
Residential development land prices Knowsley £870,000
Residential development land prices Lancaster £1,650,000
Residential development land prices Liverpool £815,000
Residential development land prices Manchester £2,130,000
Residential development land prices Oldham £850,000
Residential development land prices Pendle £710,000
Residential development land prices Preston £1,175,000
Residential development land prices Ribble Valley £1,770,000
Residential development land prices Rochdale £900,000
Residential development land prices Rossendale £1,160,000
Residential development land prices Salford £1,500,000
Residential development land prices Sefton £1,450,481
Residential development land prices South Lakeland £1,750,000
Residential development land prices South Ribble £1,250,000
Residential development land prices St. Helens £1,120,000
Residential development land prices Stockport £2,400,000
Residential development land prices Tameside £1,950,000
Residential development land prices Trafford £2,240,000
Residential development land prices Warrington £1,400,000
Residential development land prices West Lancashire £1,390,000
Residential development land prices Wigan £900,000
Residential development land prices Wirral £1,170,000
Residential development land prices Wyre £1,500,000

South East Land [price per hectare - £]
Residential development land prices Adur £4,100,000
Residential development land prices Arun £3,350,000
Residential development land prices Ashford £2,510,000
Residential development land prices Aylesbury Vale £3,450,000
Residential development land prices Basingstoke and Deane £2,900,000
Residential development land prices Bracknell Forest £5,100,000
Residential development land prices Brighton and Hove £7,160,000
Residential development land prices Canterbury £5,450,000
Residential development land prices Cherwell £4,100,000
Residential development land prices ​Chichester £4,800,000
Residential development land prices Chiltern £8,210,000
Residential development land prices Crawley £4,840,000
Residential development land prices Dartford £4,100,000
Residential development land prices Dover £2,350,000
Residential development land prices East Hampshire £6,000,000
Residential development land prices Eastbourne £3,750,000
Residential development land prices Eastleigh £3,800,000
Residential development land prices Elmbridge £9,280,000
Residential development land prices Epsom and Ewell £7,350,000
Residential development land prices Fareham £3,725,000
Residential development land prices Gosport £1,820,000
Residential development land prices Gravesham £3,850,000
Residential development land prices Guildford £7,625,000
Residential development land prices Hart £5,730,000
Residential development land prices Hastings £2,360,000
Residential development land prices Havant £3,910,000
Residential development land prices Horsham £5,330,000
Residential development land prices Isle of Wight £1,600,000
Residential development land prices Lewes £4,450,000
Residential development land prices Maidstone £2,800,000
Residential development land prices Medway £3,370,000
Residential development land prices Mid Sussex £5,150,000
Residential development land prices Milton Keynes £3,050,000
Residential development land prices Mole Valley £7,200,000
Residential development land prices New Forest £5,750,000
Residential development land prices Oxford £5,090,000
Residential development land prices Portsmouth £3,000,000
Residential development land prices Reading £4,800,000
Residential development land prices Reigate and Banstead £6,500,000
Residential development land prices Rother £2,950,000
Residential development land prices Runnymede £7,780,000
Residential development land prices Rushmoor £4,300,000
Residential development land prices Folkestone and Hythe £2,270,000
Residential development land prices Sevenoaks £8,300,000
Residential development land prices Slough £5,450,000
Residential development land prices South Bucks £6,150,000
Residential development land prices South Oxfordshire £5,630,000
Residential development land prices Southampton £2,700,000
Residential development land prices Spelthorne £6,000,000
Residential development land prices Surrey Heath £5,800,000
Residential development land prices Swale £3,280,000
Residential development land prices Tandridge £6,100,000
Residential development land prices ​Test Valley £2,550,000
Residential development land prices Thanet £2,850,000
Residential development land prices Tonbridge and Malling £4,250,000
Residential development land prices Tunbridge Wells £4,700,000
Residential development land prices Vale of White Horse £3,930,000
Residential development land prices Waverley £6,200,000
Residential development land prices Wealden £4,380,000
Residential development land prices West Berkshire £4,250,000
Residential development land prices ​West Oxfordshire £3,070,000
Residential development land prices Winchester £6,070,000
Residential development land prices Windsor and Maidenhead £7,050,000
Residential development land prices Woking £6,850,000
Residential development land prices Wokingham £5,370,000
Residential development land prices Worthing £4,500,000
Residential development land prices Wycombe £5,540,000

South West Land [price per hectare - £]
Residential development land prices Bath & North East Somerset - £3,000,000
Residential development land prices Bournemouth £3,400,000
Residential development land prices City of Bristol of £3,250,000
Residential development land prices Cheltenham £3,380,000
Residential development land prices Christchurch £4,500,000
Residential development land prices Cornwall £1,995,000
Residential development land prices Cotswold £3,750,000
Residential development land prices East Devon £2,510,000
Residential development land prices East Dorset £3,450,000
Residential development land prices Exeter £2,900,000
Residential development land prices Forest of Dean £850,000
Residential development land prices Gloucester £2,300,000
Residential development land prices Isles of Scilly £3,480,000
Residential development land prices Mendip £1,650,000
Residential development land prices Mid Devon £2,050,000
Residential development land prices North Devon £1,770,000
Residential development land prices North Dorset £2,200,000
Residential development land prices North Somerset £2,310,000
Residential development land prices Plymouth £1,600,000
Residential development land prices Poole £3,400,000
Residential development land prices ​Purbeck £3,820,000
Residential development land prices Sedgemoor £1,600,000
Residential development land prices South Gloucestershire £2,900,000
Residential development land prices South Hams £2,170,000
Residential development land prices South Somerset £1,800,000
Residential development land prices Stroud £2,350,000
Residential development land prices Swindon £2,000,000
Residential development land prices Taunton Deane £1,800,000
Residential development land prices Teignbridge £2,000,000
Residential development land prices Tewkesbury £2,130,000
Residential development land prices Torbay £1,500,000
Residential development land prices Torridge £1,490,000
Residential development land prices West Devon £3,100,000
Residential development land prices West Dorset £2,900,000
Residential development land prices West Somerset £2,350,000
Residential development land prices Weymouth and Portland £2,200,000
Residential development land prices Wiltshire £1,920,000

Some further examples of sold prices (between 2020 to 2023) for land (calculated on gross land area) in the UK.

See how much less the prices for doing an 'Option' deal are compared with a 'Land Promotion' deal :

SUFFOLK EXAMPLE : 10 acres land sold with planning for 120 new houses for £3.8M which equates to £380,000 per acre (Housebuilder Option Deal). Compare with deal for 35 acres and 300 new houses for £20M which equates to £577,000 per acre (Land Promoter Deal).

ESSEX : 13 acres of land sold with planning for 100 new houses for £8.5M which equates to £653,846 per acre. (Housebuilder Option Deal). Compare with 12 acres accommodating 140 new houses sold for £1,571,000 per acre (Land Promoter Deal).

MIDLANDS : 14 acres of land with planning for 120 new houses for £7.0M which equates to £500,000 per acre. (Housebuilder Option Deal). Compare with site for 240 houses across 34 acre site sold for £24M which equates to £705,882 per acre (Land Promoter Deal).

NORTH : 11 acres of land with planning for 95 new houses for £5.8M which equates to £527,272 per acre. (Housebuilder Option Deal). Compare with a site sold for 1200 houses across 170 acres sold for £112M which equates to £658,823 per acre (Land Promoter Deal).

Please bear in mind that these land deals vary in site size so are not necessarily directly comparable but principle is there - i.e. tread very carefull indeed with any deal directly offered by a large housebuilder as ALL the evidence and ALL the data shows that the landowner will regularly get a much better land value (and faster planning permission) with a land promoter.


Commercial Development / Offices - Land Sold - Prices Per Hectare
[to achieve price per acre divide these figures by 2.471}

Dudley £865,000
Aylesbury £865,000
Warrington £865,000
Chester £865,000
Croydon £43,890,000
Brighton and Hove £2,210,000
St Austell £865,000
Coventry £1,000,000
Nuneaton £865,000
Carlisle £865,000
Sheffield £1,200,000
Nottingham £1,240,000
Bournemouth £1,010,000
Poole £865,000
Kingston upon Thames £5,400,000
Basingstoke £1,740,000
Gloucester £865,000
Cheltenham £1,095,000
Birmingham Central £13,770,000
Solihull £865,000
Peterborough £865,000
Cambridge £24,360,000
Lincoln £865,000
Grimsby £865,000
Manchester Central £12,960,000
Bolton £865,000
Plymouth£865,000
Exeter £2,500,000
Watford £5,245,000
Hemel Hempstead £1,575,000
Kingston upon Hull £865,000
Blackpool £865,000
Blackburn £865,000
Leeds City £11,120,000
Bradford £865,000
Leicester £865,000
Liverpool City / Region £865,000
Birkenhead £865,000
London Victoria / London Central £480,680,000
Southwark £282,000,000
Harrow £6,270,000
Bromley £2,470,000
Norwich £865,000
Ipswich £865,000
Newcastle upon Tyne £1,380,000
Sunderland £865,000
Oxford £4,830,000
Doncaster £865,000
Rotherham £865,000
Southampton £1,010,000
Portsmouth £865,000
Redbridge £2,470,000
Bexley £2,470,000
Northampton £865,000
Luton £1,250,000
Stoke-on-Trent £865,000
Wolverhampton £865,000
Swindon £865,000
Tees Valley / Middlesbrough £865,000
Darlington £865,000
Thames Valley Berkshire Reading £26,200,000
Slough £15,580,000
Telford £865,000
Bristol City £14,030,000
Bath City £3,700,000
Worcester £865,000
Scarborough £865,000

Residential land prices will be almost certainly set to increase between 2021 and 2023 as the UK economy grows and continued demand for homes (especially houses rather than apartments).

[UPDATE 2024 : RESIDENTIAL LAND PRICES FELL BY AS MUCH AS 50% IN SOME CASES AFTER THE 'TRUSS/ / KWARTENG' BUDGET AND INTEREST RATE RISE. tHEY WILL BE LIKELY TO RETURN TO 2020 LEVELS IN 2025 AND PUSH UP FROM THERE - TIMING OF A SALE OF YOUR LAND IS THEREFORE IMPORTANT]

The increasing demand coupled with a continued lack of supply due to restrictive local authority planning rules and greenbelt designation combined with the fact that many brownfield sites have already been developed will mean that the sites that do become available will be fiercely bid by the plc housebuilders.

The recent Budget announcement for tax breaks on investments activity within the UK together with huge new demand for logistics and warehousing will also lead to localised pressure for new housing to accommodate new employees locally - and thus sustainably.

Commercial and industrial uses of land may well compete with the residential values in the near future as this sector expands rapidly.

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