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Sell land with planning permission

Land with planning permission has consent from the local planning authority to build a specific development, either in outline (the principle) or in full (the detailed design). We buy consented sites directly, check the permission and its conditions, and make an offer you can accept without marketing the land.

A site with a live planning permission is the simplest land to sell. The main questions are whether the permission is still valid, what its conditions require and how much the Section 106 agreement costs to deliver.

  • No commission: we're the buyer
  • No pressure to decide
  • Independent advice encouraged

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Free and no obligation. We're the buyer, so there's no commission.

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What we look for

  • Full or outline permission for one home or more
  • Reserved matters approvals or discharge-of-conditions decisions already in place
  • Permissions that are still within their time limit, or have been lawfully started
  • Sites with a signed Section 106 agreement we can read
  • Prior approvals for conversions, such as agricultural buildings to homes
  • Lapsed or lapsing permissions, which we can look at renewing
  • Plots with permission in principle

If you already hold consent, you have done the hard part. We review the decision notice, conditions and any legal agreement, then make an offer that reflects what it will really cost to build.

What affects the price of land with planning permission

Type of permission

Full permission carries less risk than outline, which still needs reserved matters approval.

Time left on the permission

A permission close to expiry may need a quick start or a fresh application, and that affects price.

Pre-commencement conditions

Conditions that must be discharged before building starts can add surveys, cost and delay.

Section 106 and CIL

Affordable housing and financial contributions come straight off what a buyer can pay.

Scheme quality

A scheme that is hard to build or sell may need redesigning, which reduces the land value.

Abnormal costs

Retaining walls, drainage works or contamination add cost beyond a normal build.

Sale values nearby

What similar new homes sell for locally sets the ceiling on value.

Ways to sell land with planning permission

Consented land sells on detail. We read every condition and obligation so our offer is based on the scheme as approved, not on guesswork.

Outright purchase

The usual route for consented land: agree a price, then exchange and complete.

Subject-to-planning sale

Useful if you want us to improve or renew the permission before completion.

Option agreements

Rarely needed once consent exists, but can suit phased sites.

Joint ventures

An option if you would like a share of the profit from building the homes.

When the land isn't straightforward

The permission is about to expire

In England a full permission normally lasts three years and in Wales five. We check whether a lawful start has been made or whether a new application is the better route.

The conditions look onerous

Some conditions are routine and some are expensive. We price each one so you can see what is driving the offer.

The Section 106 makes the scheme unviable

If costs have moved since consent, a viability review or a variation may be possible. We will tell you if we think that is realistic.

What happens next

  1. Tell us about your land

    Send the address or postcode, a rough size and anything you know about planning. A plan or a photo helps but isn't essential.

  2. We check it properly

    We look at the title, planning history, access, flood maps and local policy, then call you to talk it through.

  3. You get a written offer

    We put the offer in writing with the main figures behind it, so you or your adviser can check it. There's no obligation and no deadline we impose.

  4. Solicitors do the legal work

    Your solicitor and ours deal with the contract. On an outright sale we exchange and complete; on a conditional deal we exchange now and complete when the condition is met.

England and Wales: what's different

We buy land in both countries. These are the rules most likely to affect land with planning permission.

England

Planning framework

Planning decisions in England follow the National Planning Policy Framework, revised in August 2026, and the local plan, prepared by the council or, in a national park, the park authority. Plans are reviewed periodically, which is when new housing sites are usually allocated.

Biodiversity net gain

Under the Environment Act 2021, most developments in England must deliver at least a 10% gain in biodiversity. Since 6 August 2026, sites of 0.2 hectares or less are exempt unless priority habitat is affected.

Agricultural buildings (Class Q)

In England, Class Q permitted development can allow some agricultural buildings to become homes through prior approval, within limits on size and number of homes.

Section 106 and CIL

Larger schemes often need a Section 106 agreement for affordable housing or contributions, and councils that have adopted the Community Infrastructure Levy charge it per square metre of new floorspace.

Wales

Planning framework

Planning in Wales follows Planning Policy Wales, the national plan Future Wales and the Local Development Plan, prepared by the council or, in a national park, the park authority. When plans are reviewed, landowners can put land forward as a candidate site.

Biodiversity

Wales doesn't use England's 10% net gain metric. Planning Policy Wales expects development to deliver a net benefit for biodiversity.

Agricultural buildings

England's Class Q rights don't apply in Wales. Converting a barn to a home in Wales generally needs planning permission.

Section 106 and CIL

Section 106 agreements apply in Wales, and a small number of Welsh councils charge the Community Infrastructure Levy.

Questions about land with planning permission

How long does planning permission last?

In England, full planning permission usually requires work to start within three years, and in Wales within five, unless the decision notice says otherwise. Outline permissions have separate time limits for reserved matters. The decision notice sets out the exact dates.

Does a permission go with the land when I sell?

Yes. Planning permission attaches to the land, not to the owner, so it passes to the buyer automatically.

Can you buy if I only have outline permission?

Yes. We will price the reserved matters work and the risk that the detailed design changes the number or type of homes.

Do you pay more for full permission?

Usually, because there is less risk and less work before building can start. How much more depends on the conditions and obligations attached.

Can I sell a plot with prior approval for a barn conversion?

Yes. Prior approvals are time limited and have their own rules, so we check the approval and the building before making an offer.

Can you exchange quickly on a consented site?

Often, yes, because the planning question is answered. The pace then depends on title, searches and how quickly both solicitors work.

Related guides

Other land we buy

Land with planning permission by county

England

Wales

Find out what we'd pay for your land

Send us the postcode and a rough size. We'll check the title and planning position and come back with a straight answer.

Get an offerCall 0800 088 6248