Sell development land in Llandaff
If you own development land near Llandaff, we can usually tell you quite quickly whether it suits us, and if it doesn't, we'll say why.
If you own a field or site on the edge of a settlement, you may be sitting on land a homebuilder wants. We look at the planning history, access and services, then tell you plainly whether we can make an offer and on what basis.
- Figures explained, so you can check them
- No pressure to decide
- Independent advice encouraged
Get an offer for land in Llandaff
We'll check the title and planning, then call you.
Where Llandaff sits
Our appraisals for Llandaff start with the CF5 postcode district and the OS grid square ST17, then widen out to Whitchurch, Cardiff and Rhiwbina, all within about 2 miles.
Cardiff and the Vale of Glamorgan, where demand for homes is high and the city's edges are managed through green wedge policy.
| Town | Llandaff |
|---|---|
| County | South Glamorgan |
| Country | Wales |
| Postcode district | CF5 |
| OS grid square | ST17 |
| Nearest towns we cover | Whitchurch (1 mi), Cardiff (2 mi), Rhiwbina (2 mi) |
| Distance from Cardiff | About 2 miles north-west |
| Planning system | Planning Policy Wales and Local Development Plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Is your land near Llandaff a good fit?
- A safe point of access onto a public road, or a realistic way to create one
- Mains water, drainage and electricity nearby
- Sites allocated, or put forward, in the local plan
- Land with a planning history we can build on, even if earlier applications were refused
Selling development land well depends on matching the deal to the planning position. With permission in place, an outright sale is usually simplest. Without it, a conditional contract or option can share the planning risk fairly.
What decides the value of development land near Llandaff
Access
A frontage onto an adopted road removes cost and uncertainty; a third party controlling access can cut value sharply.
Number of homes
Value follows how many homes the site can sensibly take once roads, open space and drainage are fitted in.
Local sale values
The price new homes will sell for nearby sets the ceiling on what the land is worth.
Ecology and trees
Protected species, ancient hedgerows and tree preservation orders can reduce the developable area.
Choosing how to sell
Outright purchase
Best where permission is already granted and the title is clean.
Subject-to-planning sale
Lets you lock in a price now that is paid once we secure permission.
Option agreements
Suits larger fields where the planning route may take several years.
Joint ventures
Worth discussing if you want a share of the finished development value.
From first call to completion
Tell us about your land
Send the postcode or address and a rough size.
We do the homework
We read the title and planning record and check flood risk and access.
You get a written offer
With the main figures behind it, so your adviser can check it.
The legal work
Your solicitor and ours handle the contract through to completion.
Rules that apply in Wales
Biodiversity
Wales doesn't use England's 10% net gain metric. Planning Policy Wales expects development to deliver a net benefit for biodiversity.
Section 106 and CIL
Section 106 agreements apply in Wales, and a small number of Welsh councils charge the Community Infrastructure Levy.
Flood risk
Natural Resources Wales flood maps and Technical Advice Note 15 guide where new homes can go. Phosphate limits in some river catchments have also affected new housing.
Common problems, and how we handle them
The access is over someone else's land
We check the title for rights of way and, where needed, factor in the cost of buying or negotiating access.
Part of the field floods
We map the flood zones and look at whether homes can sit on the drier part, with the rest used as open space.
Useful to send us
- The address or postcode
- A rough size, in acres or hectares
- Details of any tenants or grazing agreements
- Photos of the land and its access
Common questions
How do I know if my land is development land?
Ask three questions: does it sit next to existing homes, can a car get onto it safely from a public road, and is it outside the worst flood risk? If the answer to all three is yes, it is worth an appraisal. We will tell you honestly if we don't think homes are achievable.
Do you buy development land without planning permission?
Yes. Without permission we usually buy on a subject-to-planning contract or an option, so the price reflects value with permission rather than farmland value. If you need a quick, unconditional sale, we can also make an outright offer that reflects the planning risk.
Should I get my own valuation?
We recommend it. An independent RICS valuer or land agent can tell you whether our offer is fair, and you are under no obligation to accept.
Do you buy land in Llandaff?
Yes. We consider land in and around Llandaff and across South Glamorgan. Whether we can make an offer depends on the land itself, especially its access and planning prospects, and we'll tell you either way.
Also near Llandaff
Other land types and routes
- Land with planning permission
- Land without planning permission
- Large strategic sites
- Land for affordable homes
- Farmland and agricultural land
- Paddocks and equestrian land
- Barns and rural buildings
- Building plots
- Garden land and backland
- Infill plots and gap sites
- Small sites
- Garage sites
- Brownfield land
- Redundant commercial and industrial land
- Inherited and probate land
- Landlocked land and access problems
- Outright purchase
- Subject-to-planning sale
- Option agreements
- Joint ventures
- All land in Llandaff
- Development land in South Glamorgan
Ready to talk about your land in Llandaff?
A free appraisal tells you what we'd pay and why.