Can I sell land without planning permission?
Yes, you can sell land without planning permission. It will be valued on its current use plus any hope value, or you can agree a conditional contract or option that pays a price based on its value with permission if and when that's granted.
Updated October 2026. General information, not legal or tax advice.
What will I be paid for land without permission?
An outright buyer will pay current use value plus whatever hope value they believe is justified. The closer the land is to existing homes, and the more supportive the local plan, the higher the hope value.
Should I apply for permission before selling?
Sometimes, but applications cost money and can be refused. A subject-to-planning deal lets the buyer take on that cost and risk while you lock in a price based on value with permission.
What affects the chance of permission?
Whether the land is in or next to a settlement, whether it's allocated in the local plan, its access, flood risk, ecology, heritage and landscape designations, and the council's housing land supply position.
What if the land has been refused before?
A refusal doesn't rule out future permission. Plans change and a different scheme may answer the objections. The decision notice is the starting point for judging this.
This guide is general information for landowners in England and Wales. It isn't legal, tax or financial advice. Take advice from a solicitor, surveyor or accountant about your own situation.