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Sell land without planning permission in Reading

We buy land without planning permission across Berkshire. In Reading, as everywhere, the offer depends on the land itself: its access, its planning prospects and what can sensibly be built.

Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.

  • No commission: we're the buyer
  • Figures explained, so you can check them
  • No pressure to decide

Tell us about your land

Send the postcode and a rough size.

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

Reading at a glance

The land we're most interested in near Reading sits on the edge of the built-up area or in the villages towards Lower Earley (3 miles) and Wokingham (7 miles).

TownReading
CountyBerkshire
CountryEngland
Postcode districtRG1
OS grid squareSU77
Nearest towns we coverLower Earley (3 mi), Wokingham (7 mi), Crowthorne (10 mi)
Planning systemNational Planning Policy Framework and local plan
Ways to sellOutright, subject to planning, option or joint venture
Rolling pasture field seen over a galvanised five-bar gate with an oak tree beyond

What we look for around Reading

  • Sites the council has assessed in its land availability study
  • Land with a road frontage or a clear way to create access
  • Former orchards, nurseries and smallholdings
  • Grazing land with no tenancy or with a tenancy that can be ended

If you'd rather not wait for planning, an outright sale gives certainty now. If you can wait, a subject-to-planning or option deal usually pays more in the end.

The things that move our offer

Current use value

Agricultural or amenity value is the floor under any offer.

Local plan position

Land allocated, or close to being allocated, for housing carries far more hope value.

Constraints

Green belt, flood zones, heritage and landscape designations reduce the chance of consent.

Deal structure

Conditional and option deals can pay more because the price is fixed against value with permission.

Four routes to a sale

Outright purchase

Certainty now, at a price that reflects the planning risk we take on.

Subject-to-planning sale

We exchange contracts now and complete once permission is granted.

Option agreements

We pay for the right to buy later and fund the planning work meanwhile.

Joint ventures

You keep a stake and share in the value planning creates.

How a sale works

  1. Tell us about your land

    Send the postcode or address and a rough size.

  2. We check it properly

    Title, planning history, access, flood maps and local policy.

  3. We put an offer in writing

    It shows how we got there. There's no obligation to accept.

  4. The legal work

    Your solicitor and ours handle the contract through to completion.

What England's rules mean for your land

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.

Green belt and grey belt

Green belt land is protected from inappropriate development. National policy in England also recognises 'grey belt': green belt land that doesn't strongly contribute to key green belt purposes, where housing can be acceptable if further tests are met.

Farm tenancies

Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.

Common problems, and how we handle them

A neighbour objects to everything

Objections are weighed against planning policy, not counted. We judge the scheme on policy grounds.

You don't want to wait years

Then an outright sale at a lower, risk-adjusted price may suit you better, and we will say so.

Useful to send us

  • A rough size, in acres or hectares
  • Your title number, if you know it
  • Any planning applications or letters
  • Details of any tenants or grazing agreements

Your questions answered

What is hope value?

Hope value is the premium a buyer pays above the current use value because there is a realistic prospect of planning permission. It is higher the more likely and closer that permission is.

What happens if planning is refused?

On a conditional contract or option, if permission is not granted within the agreed period the deal ends and you keep the land. Any option fee paid is usually yours to keep.

Do you buy land in the green belt?

Sometimes. Green belt land is hard to develop, though England's planning policy now recognises 'grey belt' land. We will tell you frankly whether your site has a realistic prospect.

Can you visit land near Reading?

Yes. Once we've looked at the title and planning position, we arrange a site visit if the land looks suitable. Send the address or postcode to start.

Also near Reading

More land we buy in Reading

Get a straight answer about your land

Send the postcode and a rough size. We'll check the title and planning position and come back to you.

Get an offerCall 0800 088 6248