GUIDE FOR LANDOWNERS TO UK PRICES FOR LAND
HOW MUCH IS MY LAND WORTH FOR HOUSING DEVELOPMENT ?
This Guide for prices of housing land / residential development land (with planning permission) is split into 3 areas :
1) Some historic regional actual prices paid for land with permission for residential development - note that these are actual deals, some of which Landsite has been involved with.
6.5 acres with 43 homes in Kent - 2018 - £3.2M (equates to £492,307 per acre)
37 acres with 350 homes in Suffolk - 2020 - £20M (equates to £540,540 per acre)
400 acres with 1200 homes in Cheshire - 2023 - £112M (equates to £280,000 per acre)
15 acres with 170 homes in Oxfordshire - 2017 - £21M (equates to £1,400,000 per acre)
18 acres with 110 homes in Essex - 2018 - £9M (equates to £1,125,000 per acre)
1 acre with 15 homes in Berkshire - 2022 - £3M (equates to £3,000,000 per acre)
24 acres with 240 homes in Surrey - 2022 - £50M (equates to £2,083,000 per acre)
0.75 acres with 30 apartments next to the River Thames, Chiswick, London - 2018 - £33M (!)
3.5 acres with 26 new affordable homes in Yorkshire - 2023 - £1M
2) Prices extracted from the last 2019 Valuation Office Agency (VoA) report on residential land prices :
PLEASE NOTE THAT 1 HECTARE = 2.471 ACRES, SO DIVIDE THE HECTARE FIGURES BELOW BY 2.471 TO GET A PRICE PER ACRE (For the number of houses you can theoretically develop on your site use the 'gross' acreage (i.e. ALL your land) and do the following calculation : Acres of land in your site x 0.7 x 15 = Number of houses that can be developed, not including flats/apartments).
Currently (2024) UK planning laws say that you can potentially develop up to 9 dwellings without affordable housing. Any more than that and you will normally have to ensuire there are between 30% to 40%+ affordable houses on the site. In theory, housebuilders will tell you that affordable homes make no profit for them. However, having worked for Bovis (now Vistry Homes), Taylor Wimpey and Avant Homes (previously Gladedale), plus working closely with land promoters and regional housebuilders, I have to say this argument is holds less water now as the UK pushes for more affordable housing and more importantly, the type (and profitability) of rental, social and affordable housing change over time.
Note that Lloyds Bank (who have a specialist rental arm called Citra securing up to 50,000 rental homes) have recently been boasting about spending £17 Billion (yes billion) on social housing since 2018. There is now a lot more money in the social housing sector than there was a few years ago.
Just think of 'Build to Rent'; 'Buy to let'; 'Private rented sector'; 'Equity Loan'; 'Shared Ownership' . With Lloyds together with the likes of Legal & General 'Rental Living' as well as a host of US rental investment companies entering the market, this will no doubt help to increase the value of the 'affordable housing' element and therefore help the final value of land prices for landowners when they are selling land with planning permission for housing.
Local Authority (£)/hectare
Amber Valley £550,000
Ashfield £400,000
Bassetlaw £680,000
Blaby £2,150,000
Bolsover £370,000
Boston £500,000
Broxtowe £1,200,000
Charnwood £1,370,000
Chesterfield £970,000
Corby £620,000
Daventry £1,880,000
Derby £1,000,000
Derbyshire Dales £2,100,000
East Northamptonshire £1,100,000
Erewash £370,000
Gedling £550,000
Harborough £2,650,000
High Peak £1,100,000
Hinckley and Bosworth £1,530,000
Kettering £1,350,000
Leicester £1,460,000
Lincoln £1,200,000
Mansfield £1,100,000
Melton £950,000
Newark and Sherwood £1,130,000
North East Derbyshire £670,000
North West Leicestershire £1,230,000
Northampton £2,040,000
Nottingham £1,200,000
Oadby and Wigston £1,710,000
Rushcliffe £1,700,000
Rutland £2,000,000
South Derbyshire £1,000,000
South Holland £450,000
South Kesteven £920,000
South Northamptonshire £2,850,000
Wellingborough £1,700,000
Birmingham £1,700,000
Bromsgrove £2,850,000
Cannock Chase £1,140,000
Coventry £1,810,000
Dudley £1,900,000
East Staffordshire £1,800,000
Herefordshire £2,300,000
Lichfield £2,650,000
Malvern Hills £1,800,000
Newcastle-under-Lyme £1,000,000
North Warwickshire £1,700,000
Nuneaton and Bedworth £1,370,000
Redditch £2,450,000
Rugby £2,250,000
Sandwell £1,770,000
Shropshire £1,500,000
Solihull £4,270,000
South Staffordshire £2,340,000
Stafford £1,600,000
Staffordshire Moorlands £780,000
Stoke-on-Trent £820,000
Stratford-on-Avon £4,130,000
Tamworth £2,100,000
Telford and Wrekin £1,230,000
Walsall £1,110,000
Warwick £3,850,000
Wolverhampton £1,165,000
Worcester £2,650,000
Wychavon £2,230,000
Wyre Forest £1,450,000
Babergh £2,330,000
Basildon £4,000,000
Bedford £3,190,000
Braintree £3,785,000
Breckland £1,870,000
Brentwood £7,000,000
Broadland £2,120,000
Broxbourne £5,000,000
Cambridge £6,250,000
Castle Point £3,850,000
Central Bedfordshire £3,700,000
Chelmsford £5,160,000
Colchester £2,475,000
Dacorum £7,000,000
East Cambridgeshire £2,300,000
East Hertfordshire £7,550,000
East Lindsey £800,000
Epping Forest £7,600,000
Fenland £370,000
West Suffolk £1,700,000
Great Yarmouth £1,100,000
Harlow £4,500,000
Hertsmere £7,100,000
Huntingdonshire £2,700,000
Ipswich £2,350,000
King's Lynn and West Norfolk £1,150,000
Luton £3,060,000
Maldon £3,790,000
Mid Suffolk £2,100,000
North Hertfordshire £6,100,000
North Kesteven £850,000
North Norfolk £2,460,000
Norwich £2,400,000
Peterborough £1,600,000
Rochford £4,300,000
South Cambridgeshire £5,390,000
South Norfolk £2,250,000
Southend-on-Sea £3,650,000
St Albans £8,900,000
St. Edmundsbury £3,300,000
Stevenage £4,200,000
East Suffolk £2,150,000
Tendring £1,750,000
Three Rivers £6,900,000
Thurrock £3,510,000
Uttlesford £4,580,000
Watford £6,800,000
Waveney (now merged with East Suffolk) £1,150,000
Welwyn Hatfield £6,050,000
West Lindsey £370,000
Barnsley £760,000
Bradford £700,000
Calderdale £1,140,000
Craven £2,050,000
Doncaster £750,000
East Riding of Yorkshire £1,945,000
Hambleton £2,150,000
Harrogate £2,940,000
Hull £550,000
Leeds £2,150,000
Lincolnshire £750,000
Lincolnshire £370,000
Richmond £1,680,000
Rotherham £900,000
Ryedale £1,800,000
Scarborough £1,570,000
Selby £1,000,000
Sheffield £870,000
Wakefield £1,200,000
York £2,750,000
Darlington £640,000
County Durham £700,000
Gateshead £720,000
Hartlepool £615,000
Middlesbrough £600,000
Newcastle upon Tyne £850,000
Tyneside £1,150,000
Northumberland £650,000
Redcar and Cleveland £400,000
South Tyneside £400,000
Stockton-on-Tees £600,000
Sunderland £600,000
West Allerdale £370,000
Barrow-in-Furness £1,100,000
Blackburn with Darwen £450,000
Blackpool £1,120,000
Bolton £1,110,000
Burnley £370,000
Bury £1,380,000
Carlisle £370,000
Cheshire East £1,300,000
Chester £2,760,000
Chorley £1,245,000
Copeland £370,000
Eden £1,430,000
Fylde £1,700,000
Halton £1,830,000
Hyndburn £1,100,000
Knowsley £870,000
Lancaster £1,650,000
Liverpool £815,000
Manchester £2,130,000
Oldham £850,000
WestPendle £710,000
Preston £1,175,000
Ribble Valley £1,770,000
Rochdale £900,000
Rossendale £1,160,000
Salford £1,500,000
Sefton £1,450,481
South Lakeland £1,750,000
South Ribble £1,250,000
St. Helens £1,120,000
Stockport £2,400,000
Tameside £1,950,000
Trafford £2,240,000
Warrington £1,400,000
West Lancashire £1,390,000
Wigan £900,000
Wirral £1,170,000
Wyre £1,500,000
Adur £4,100,000
Arun £3,350,000
Ashford £2,510,000
Aylesbury Vale £3,450,000
Basingstoke and Deane £2,900,000
Bracknell Forest £5,100,000
Brighton and Hove £7,160,000
Canterbury £5,450,000
Cherwell £4,100,000
Chichester £4,800,000
South EastChiltern£8,210,000
South EastCrawley£4,840,000
South EastDartford£4,100,000
South EastDover£2,350,000
South EastEast Hampshire£6,000,000
South EastEastbourne£3,750,000
South EastEastleigh£3,800,000
South EastElmbridge£9,280,000
South EastEpsom and Ewell£7,350,000
South EastFareham£3,725,000
South EastGosport£1,820,000
South EastGravesham£3,850,000
South EastGuildford£7,625,000
South EastHart£5,730,000
South EastHastings£2,360,000
South EastHavant£3,910,000
South EastHorsham£5,330,000
South EastIsle of Wight£1,600,000
South EastLewes£4,450,000
South EastMaidstone£2,800,000
South EastMedway£3,370,000
South EastMid Sussex£5,150,000
South EastMilton Keynes£3,050,000
South EastMole Valley£7,200,000
South EastNew Forest£5,750,000
South EastOxford£5,090,000
South EastPortsmouth£3,000,000
South EastReading£4,800,000
South EastReigate and Banstead£6,500,000
South EastRother£2,950,000
South EastRunnymede£7,780,000
South EastRushmoor£4,300,000
South EastSevenoaks£8,300,000
South EastFolkestone and Hythe£2,270,000
South EastSlough£5,450,000
South EastSouth Bucks£6,150,000
South EastSouth Oxfordshire£5,630,000
South EastSouthampton£2,700,000
South EastSpelthorne£6,000,000
South EastSurrey Heath£5,800,000
South EastSwale£3,280,000
South EastTandridge£6,100,000
South EastTest Valley£2,550,000
South EastThanet£2,850,000
South EastTonbridge and Malling£4,250,000
South EastTunbridge Wells £4,700,000
South EastVale of White Horse £3,930,000
South EastWaverley £6,200,000
South EastWealden £4,380,000
South EastWest Berkshire£4,250,000
South EastWest Oxfordshire£3,070,000
South EastWinchester£6,070,000
South EastWindsor and Maidenhead£7,050,000
South EastWoking£6,850,000
South EastWokingham£5,370,000
South EastWorthing£4,500,000
South EastWycombe£5,540,000
South WestBath and North East Somerset£3,000,000
South WestBournemouth£3,400,000
South WestBristol, City of£3,250,000
South WestCheltenham£3,380,000
South WestChristchurch£4,500,000
South WestCornwall£1,995,000
South WestCotswold£3,750,000
South WestEast Devon£2,510,000
South WestEast Dorset£3,450,000
South WestExeter£2,900,000
South WestForest of Dean£850,000
South WestGloucester£2,300,000
South WestIsles of Scilly£3,480,000
South WestMendip£1,650,000
South WestMid Devon£2,050,000
South WestNorth Devon£1,770,000
South WestNorth Dorset£2,200,000
South WestNorth Somerset£2,310,000
South WestPlymouth£1,600,000
South WestPoole£3,400,000
South WestPurbeck£3,820,000
South WestSedgemoor£1,600,000
South WestSouth Gloucestershire£2,900,000
South WestSouth Hams£2,170,000
South WestSouth Somerset£1,800,000
South WestStroud£2,350,000
South WestSwindon£2,000,000
South WestTaunton Deane£1,800,000
South WestTeignbridge£2,000,000
South WestTewkesbury£2,130,000
South WestTorbay£1,500,000
South WestTorridge£1,490,000
South WestWest Devon£3,100,000
South WestWest Dorset£2,900,000
South WestWest Somerset£2,350,000
South WestWeymouth and Portland£2,200,000
South WestWiltshire£1,920,000
£/ha 2019
LondonBarking and Dagenham£8,110,000
LondonBarnet£14,520,000
LondonBexley£7,640,000
LondonBrent£24,080,000
LondonBromley London£12,860,000
LondonCamden£74,020,000
LondonCity of London£128,050,000
LondonCroydon£12,315,000
LondonEaling£21,310,000
LondonEnfield£11,220,000
LondonGreenwich£20,400,000
LondonHackney£39,690,000
LondonHammersmith & Fulham£56,455,000
LondonHaringey£24,310,000
LondonHarrow£14,540,000
LondonHavering£7,610,000
LondonHillingdon£11,650,000
LondonHounslow£16,365,000
LondonIslington£53,025,000
LondonKensington & Chelsea£161,475,000
LondonKingston upon Thames£21,235,000
LondonLambeth£36,295,000
LondonLewisham£32,800,000
LondonMerton£21,465,000
LondonNewham£19,530,000
LondonRedbridge£11,800,000
LondonRichmond upon Thames£24,600,000
LondonSouthwark£38,670,000
LondonSutton£10,980,000
LondonTower Hamlets£39,885,000
LondonWaltham Forest£16,000,000
LondonWandsworth£44,575,000
LondonWestminster£135,715,000
3. Regional Values - please note these figures are for general guidance only and figures are for the 'net' developed area (i.e. about 70% of your land - the other 30% is used for roads, gardens and open space).
Smaller sites will generally develop slightly higher prices per acre than larger sites due to economies of scale and simply the way the housebuilding business works.
South-East England (Home Counties and outside London) - expect between £1.25M per acre to as much as £3M per acre in the most desirable areas (Surrey, Berkshire, Hertforshire, Essex and most Home Counties).
Midlands - expect between £500,000 per acre to as much as £1M to £1.5M per acre, higher in expensive areas - e.g. Solihull, Cheltenham or Oxford where he values could be closer to £2M+. Wolverhampton or Dudley perhaps towards £300,000 to £400,000 per acre.
South-West - again this region can vary (Chard in Somerset saw a 100%+ increase in property prices in one year in 2023-24, purely due to second home/tourism demand and this directly affects land values) so could be as little as £300,000 to £400,000 in remote areas but easily towards £3M an acre around high-end parts of Bournemouth/Poole. Across the region expect an average of easily £750,000 to £1.25M per acre in most good value areas such as Bristol and Bath.
North and Yorkshire - prices of around £400,000 to £500,000 per acre to £1M+ in areas like Richmond, Harrogate, York and attractive rural towns easily possible.
North East / North West - expect very good £1M to £2M prices in good parts of Cheshire and 'hot' areas like the Lake District and Lytham St Annes. Elsewhere you could be looking at as little as £300,000/£400,000 per acre but generally across the region easily £600,000 to £900,000 per acre.
Scotland - There are some very high prices in upmarket areas of Edinburgh and (depending upon the economics of the oil / offshore industry) in parts of Aberdeen as well. Between £300,000 to as much as £1M achievable, dependent upon location and setting.
Northern Ireland - I am sorry but I do not have any good knowledge of Northern Ireland. Commonsense tells me that the recent upturn in the economy across the whole 'Island or Ireland' no doubt means values must be in the 100,000's and upwards of £1M an acre in 'hot' areas of the major cities/towns or upmarket areas. Some useful guides (for smaller sites) here - https://www.propertypal.com/land-for-sale/northern-ireland. Also, some larger sites here : https://lisney.com/belfast/property/commercial/development-land/.
IMPORTANT NOTE : Information provided on these pages is for general guidance only and cannot be legally relied upon at a later date. You should take some care relying absolutely on the VoA 2019 figures in (2) as they are on the whole a little high compared with real-life published land title figures and of course are now some 5 years out of date (however, in those 5 years land prices have risen and they may actually be closer to where land prices were in later 2022 than in 2019).
HOW MUCH IS MY LAND WORTH FOR HOUSING DEVELOPMENT ?
This Guide for prices of housing land / residential development land (with planning permission) is split into 3 areas :
1) Some historic regional actual prices paid for land with permission for residential development - note that these are actual deals, some of which Landsite has been involved with.
6.5 acres with 43 homes in Kent - 2018 - £3.2M (equates to £492,307 per acre)
37 acres with 350 homes in Suffolk - 2020 - £20M (equates to £540,540 per acre)
400 acres with 1200 homes in Cheshire - 2023 - £112M (equates to £280,000 per acre)
15 acres with 170 homes in Oxfordshire - 2017 - £21M (equates to £1,400,000 per acre)
18 acres with 110 homes in Essex - 2018 - £9M (equates to £1,125,000 per acre)
1 acre with 15 homes in Berkshire - 2022 - £3M (equates to £3,000,000 per acre)
24 acres with 240 homes in Surrey - 2022 - £50M (equates to £2,083,000 per acre)
0.75 acres with 30 apartments next to the River Thames, Chiswick, London - 2018 - £33M (!)
3.5 acres with 26 new affordable homes in Yorkshire - 2023 - £1M
2) Prices extracted from the last 2019 Valuation Office Agency (VoA) report on residential land prices :
PLEASE NOTE THAT 1 HECTARE = 2.471 ACRES, SO DIVIDE THE HECTARE FIGURES BELOW BY 2.471 TO GET A PRICE PER ACRE (For the number of houses you can theoretically develop on your site use the 'gross' acreage (i.e. ALL your land) and do the following calculation : Acres of land in your site x 0.7 x 15 = Number of houses that can be developed, not including flats/apartments).
Currently (2024) UK planning laws say that you can potentially develop up to 9 dwellings without affordable housing. Any more than that and you will normally have to ensuire there are between 30% to 40%+ affordable houses on the site. In theory, housebuilders will tell you that affordable homes make no profit for them. However, having worked for Bovis (now Vistry Homes), Taylor Wimpey and Avant Homes (previously Gladedale), plus working closely with land promoters and regional housebuilders, I have to say this argument is holds less water now as the UK pushes for more affordable housing and more importantly, the type (and profitability) of rental, social and affordable housing change over time.
Note that Lloyds Bank (who have a specialist rental arm called Citra securing up to 50,000 rental homes) have recently been boasting about spending £17 Billion (yes billion) on social housing since 2018. There is now a lot more money in the social housing sector than there was a few years ago.
Just think of 'Build to Rent'; 'Buy to let'; 'Private rented sector'; 'Equity Loan'; 'Shared Ownership' . With Lloyds together with the likes of Legal & General 'Rental Living' as well as a host of US rental investment companies entering the market, this will no doubt help to increase the value of the 'affordable housing' element and therefore help the final value of land prices for landowners when they are selling land with planning permission for housing.
Local Authority (£)/hectare
Amber Valley £550,000
Ashfield £400,000
Bassetlaw £680,000
Blaby £2,150,000
Bolsover £370,000
Boston £500,000
Broxtowe £1,200,000
Charnwood £1,370,000
Chesterfield £970,000
Corby £620,000
Daventry £1,880,000
Derby £1,000,000
Derbyshire Dales £2,100,000
East Northamptonshire £1,100,000
Erewash £370,000
Gedling £550,000
Harborough £2,650,000
High Peak £1,100,000
Hinckley and Bosworth £1,530,000
Kettering £1,350,000
Leicester £1,460,000
Lincoln £1,200,000
Mansfield £1,100,000
Melton £950,000
Newark and Sherwood £1,130,000
North East Derbyshire £670,000
North West Leicestershire £1,230,000
Northampton £2,040,000
Nottingham £1,200,000
Oadby and Wigston £1,710,000
Rushcliffe £1,700,000
Rutland £2,000,000
South Derbyshire £1,000,000
South Holland £450,000
South Kesteven £920,000
South Northamptonshire £2,850,000
Wellingborough £1,700,000
Birmingham £1,700,000
Bromsgrove £2,850,000
Cannock Chase £1,140,000
Coventry £1,810,000
Dudley £1,900,000
East Staffordshire £1,800,000
Herefordshire £2,300,000
Lichfield £2,650,000
Malvern Hills £1,800,000
Newcastle-under-Lyme £1,000,000
North Warwickshire £1,700,000
Nuneaton and Bedworth £1,370,000
Redditch £2,450,000
Rugby £2,250,000
Sandwell £1,770,000
Shropshire £1,500,000
Solihull £4,270,000
South Staffordshire £2,340,000
Stafford £1,600,000
Staffordshire Moorlands £780,000
Stoke-on-Trent £820,000
Stratford-on-Avon £4,130,000
Tamworth £2,100,000
Telford and Wrekin £1,230,000
Walsall £1,110,000
Warwick £3,850,000
Wolverhampton £1,165,000
Worcester £2,650,000
Wychavon £2,230,000
Wyre Forest £1,450,000
Babergh £2,330,000
Basildon £4,000,000
Bedford £3,190,000
Braintree £3,785,000
Breckland £1,870,000
Brentwood £7,000,000
Broadland £2,120,000
Broxbourne £5,000,000
Cambridge £6,250,000
Castle Point £3,850,000
Central Bedfordshire £3,700,000
Chelmsford £5,160,000
Colchester £2,475,000
Dacorum £7,000,000
East Cambridgeshire £2,300,000
East Hertfordshire £7,550,000
East Lindsey £800,000
Epping Forest £7,600,000
Fenland £370,000
West Suffolk £1,700,000
Great Yarmouth £1,100,000
Harlow £4,500,000
Hertsmere £7,100,000
Huntingdonshire £2,700,000
Ipswich £2,350,000
King's Lynn and West Norfolk £1,150,000
Luton £3,060,000
Maldon £3,790,000
Mid Suffolk £2,100,000
North Hertfordshire £6,100,000
North Kesteven £850,000
North Norfolk £2,460,000
Norwich £2,400,000
Peterborough £1,600,000
Rochford £4,300,000
South Cambridgeshire £5,390,000
South Norfolk £2,250,000
Southend-on-Sea £3,650,000
St Albans £8,900,000
St. Edmundsbury £3,300,000
Stevenage £4,200,000
East Suffolk £2,150,000
Tendring £1,750,000
Three Rivers £6,900,000
Thurrock £3,510,000
Uttlesford £4,580,000
Watford £6,800,000
Waveney (now merged with East Suffolk) £1,150,000
Welwyn Hatfield £6,050,000
West Lindsey £370,000
Barnsley £760,000
Bradford £700,000
Calderdale £1,140,000
Craven £2,050,000
Doncaster £750,000
East Riding of Yorkshire £1,945,000
Hambleton £2,150,000
Harrogate £2,940,000
Hull £550,000
Leeds £2,150,000
Lincolnshire £750,000
Lincolnshire £370,000
Richmond £1,680,000
Rotherham £900,000
Ryedale £1,800,000
Scarborough £1,570,000
Selby £1,000,000
Sheffield £870,000
Wakefield £1,200,000
York £2,750,000
Darlington £640,000
County Durham £700,000
Gateshead £720,000
Hartlepool £615,000
Middlesbrough £600,000
Newcastle upon Tyne £850,000
Tyneside £1,150,000
Northumberland £650,000
Redcar and Cleveland £400,000
South Tyneside £400,000
Stockton-on-Tees £600,000
Sunderland £600,000
West Allerdale £370,000
Barrow-in-Furness £1,100,000
Blackburn with Darwen £450,000
Blackpool £1,120,000
Bolton £1,110,000
Burnley £370,000
Bury £1,380,000
Carlisle £370,000
Cheshire East £1,300,000
Chester £2,760,000
Chorley £1,245,000
Copeland £370,000
Eden £1,430,000
Fylde £1,700,000
Halton £1,830,000
Hyndburn £1,100,000
Knowsley £870,000
Lancaster £1,650,000
Liverpool £815,000
Manchester £2,130,000
Oldham £850,000
WestPendle £710,000
Preston £1,175,000
Ribble Valley £1,770,000
Rochdale £900,000
Rossendale £1,160,000
Salford £1,500,000
Sefton £1,450,481
South Lakeland £1,750,000
South Ribble £1,250,000
St. Helens £1,120,000
Stockport £2,400,000
Tameside £1,950,000
Trafford £2,240,000
Warrington £1,400,000
West Lancashire £1,390,000
Wigan £900,000
Wirral £1,170,000
Wyre £1,500,000
Adur £4,100,000
Arun £3,350,000
Ashford £2,510,000
Aylesbury Vale £3,450,000
Basingstoke and Deane £2,900,000
Bracknell Forest £5,100,000
Brighton and Hove £7,160,000
Canterbury £5,450,000
Cherwell £4,100,000
Chichester £4,800,000
South EastChiltern£8,210,000
South EastCrawley£4,840,000
South EastDartford£4,100,000
South EastDover£2,350,000
South EastEast Hampshire£6,000,000
South EastEastbourne£3,750,000
South EastEastleigh£3,800,000
South EastElmbridge£9,280,000
South EastEpsom and Ewell£7,350,000
South EastFareham£3,725,000
South EastGosport£1,820,000
South EastGravesham£3,850,000
South EastGuildford£7,625,000
South EastHart£5,730,000
South EastHastings£2,360,000
South EastHavant£3,910,000
South EastHorsham£5,330,000
South EastIsle of Wight£1,600,000
South EastLewes£4,450,000
South EastMaidstone£2,800,000
South EastMedway£3,370,000
South EastMid Sussex£5,150,000
South EastMilton Keynes£3,050,000
South EastMole Valley£7,200,000
South EastNew Forest£5,750,000
South EastOxford£5,090,000
South EastPortsmouth£3,000,000
South EastReading£4,800,000
South EastReigate and Banstead£6,500,000
South EastRother£2,950,000
South EastRunnymede£7,780,000
South EastRushmoor£4,300,000
South EastSevenoaks£8,300,000
South EastFolkestone and Hythe£2,270,000
South EastSlough£5,450,000
South EastSouth Bucks£6,150,000
South EastSouth Oxfordshire£5,630,000
South EastSouthampton£2,700,000
South EastSpelthorne£6,000,000
South EastSurrey Heath£5,800,000
South EastSwale£3,280,000
South EastTandridge£6,100,000
South EastTest Valley£2,550,000
South EastThanet£2,850,000
South EastTonbridge and Malling£4,250,000
South EastTunbridge Wells £4,700,000
South EastVale of White Horse £3,930,000
South EastWaverley £6,200,000
South EastWealden £4,380,000
South EastWest Berkshire£4,250,000
South EastWest Oxfordshire£3,070,000
South EastWinchester£6,070,000
South EastWindsor and Maidenhead£7,050,000
South EastWoking£6,850,000
South EastWokingham£5,370,000
South EastWorthing£4,500,000
South EastWycombe£5,540,000
South WestBath and North East Somerset£3,000,000
South WestBournemouth£3,400,000
South WestBristol, City of£3,250,000
South WestCheltenham£3,380,000
South WestChristchurch£4,500,000
South WestCornwall£1,995,000
South WestCotswold£3,750,000
South WestEast Devon£2,510,000
South WestEast Dorset£3,450,000
South WestExeter£2,900,000
South WestForest of Dean£850,000
South WestGloucester£2,300,000
South WestIsles of Scilly£3,480,000
South WestMendip£1,650,000
South WestMid Devon£2,050,000
South WestNorth Devon£1,770,000
South WestNorth Dorset£2,200,000
South WestNorth Somerset£2,310,000
South WestPlymouth£1,600,000
South WestPoole£3,400,000
South WestPurbeck£3,820,000
South WestSedgemoor£1,600,000
South WestSouth Gloucestershire£2,900,000
South WestSouth Hams£2,170,000
South WestSouth Somerset£1,800,000
South WestStroud£2,350,000
South WestSwindon£2,000,000
South WestTaunton Deane£1,800,000
South WestTeignbridge£2,000,000
South WestTewkesbury£2,130,000
South WestTorbay£1,500,000
South WestTorridge£1,490,000
South WestWest Devon£3,100,000
South WestWest Dorset£2,900,000
South WestWest Somerset£2,350,000
South WestWeymouth and Portland£2,200,000
South WestWiltshire£1,920,000
£/ha 2019
LondonBarking and Dagenham£8,110,000
LondonBarnet£14,520,000
LondonBexley£7,640,000
LondonBrent£24,080,000
LondonBromley London£12,860,000
LondonCamden£74,020,000
LondonCity of London£128,050,000
LondonCroydon£12,315,000
LondonEaling£21,310,000
LondonEnfield£11,220,000
LondonGreenwich£20,400,000
LondonHackney£39,690,000
LondonHammersmith & Fulham£56,455,000
LondonHaringey£24,310,000
LondonHarrow£14,540,000
LondonHavering£7,610,000
LondonHillingdon£11,650,000
LondonHounslow£16,365,000
LondonIslington£53,025,000
LondonKensington & Chelsea£161,475,000
LondonKingston upon Thames£21,235,000
LondonLambeth£36,295,000
LondonLewisham£32,800,000
LondonMerton£21,465,000
LondonNewham£19,530,000
LondonRedbridge£11,800,000
LondonRichmond upon Thames£24,600,000
LondonSouthwark£38,670,000
LondonSutton£10,980,000
LondonTower Hamlets£39,885,000
LondonWaltham Forest£16,000,000
LondonWandsworth£44,575,000
LondonWestminster£135,715,000
3. Regional Values - please note these figures are for general guidance only and figures are for the 'net' developed area (i.e. about 70% of your land - the other 30% is used for roads, gardens and open space).
Smaller sites will generally develop slightly higher prices per acre than larger sites due to economies of scale and simply the way the housebuilding business works.
South-East England (Home Counties and outside London) - expect between £1.25M per acre to as much as £3M per acre in the most desirable areas (Surrey, Berkshire, Hertforshire, Essex and most Home Counties).
Midlands - expect between £500,000 per acre to as much as £1M to £1.5M per acre, higher in expensive areas - e.g. Solihull, Cheltenham or Oxford where he values could be closer to £2M+. Wolverhampton or Dudley perhaps towards £300,000 to £400,000 per acre.
South-West - again this region can vary (Chard in Somerset saw a 100%+ increase in property prices in one year in 2023-24, purely due to second home/tourism demand and this directly affects land values) so could be as little as £300,000 to £400,000 in remote areas but easily towards £3M an acre around high-end parts of Bournemouth/Poole. Across the region expect an average of easily £750,000 to £1.25M per acre in most good value areas such as Bristol and Bath.
North and Yorkshire - prices of around £400,000 to £500,000 per acre to £1M+ in areas like Richmond, Harrogate, York and attractive rural towns easily possible.
North East / North West - expect very good £1M to £2M prices in good parts of Cheshire and 'hot' areas like the Lake District and Lytham St Annes. Elsewhere you could be looking at as little as £300,000/£400,000 per acre but generally across the region easily £600,000 to £900,000 per acre.
Scotland - There are some very high prices in upmarket areas of Edinburgh and (depending upon the economics of the oil / offshore industry) in parts of Aberdeen as well. Between £300,000 to as much as £1M achievable, dependent upon location and setting.
Northern Ireland - I am sorry but I do not have any good knowledge of Northern Ireland. Commonsense tells me that the recent upturn in the economy across the whole 'Island or Ireland' no doubt means values must be in the 100,000's and upwards of £1M an acre in 'hot' areas of the major cities/towns or upmarket areas. Some useful guides (for smaller sites) here - https://www.propertypal.com/land-for-sale/northern-ireland. Also, some larger sites here : https://lisney.com/belfast/property/commercial/development-land/.
IMPORTANT NOTE : Information provided on these pages is for general guidance only and cannot be legally relied upon at a later date. You should take some care relying absolutely on the VoA 2019 figures in (2) as they are on the whole a little high compared with real-life published land title figures and of course are now some 5 years out of date (however, in those 5 years land prices have risen and they may actually be closer to where land prices were in later 2022 than in 2019).