Sell land without planning permission in Falmouth
Thinking about whether to sell land without planning permission in Falmouth? A free appraisal tells you what we'd pay and how we got there, with no obligation to go further.
Without consent, land is valued on its current use plus whatever hope value its location supports. We will explain how much of our offer is each, so you can see what you are being paid for.
- Free appraisal and written offer
- No pressure to decide
- Independent advice encouraged
Tell us about your land
We'll check the title and planning, then call you.
Falmouth at a glance
Our appraisals for Falmouth start with the TR11 postcode district and the OS grid square SW83, then widen out to Truro, Redruth and Helston, all within about 10 miles.
A mostly rural county with much of its coast inside the Cornwall National Landscape. New homes are concentrated in and around the main towns.
| Town | Falmouth |
|---|---|
| County | Cornwall |
| Country | England |
| Postcode district | TR11 |
| OS grid square | SW83 |
| Nearest towns we cover | Truro (8 mi), Redruth (9 mi), Helston (10 mi) |
| Distance from Truro | About 8 miles south |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Land we're keen to see around Falmouth
- Fields and paddocks on the edge of settlements
- Land inside or touching a settlement boundary in the local plan
- Sites the council has assessed in its land availability study
- Grazing land with no tenancy or with a tenancy that can be ended
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.
What decides the value of land without planning permission near Falmouth
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.
Access and services
Land that is easy to reach and connect is cheaper to promote and build on.
Constraints
Green belt, flood zones, heritage and landscape designations reduce the chance of consent.
Choosing how to sell
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.
From first call to completion
Tell us about your land
Send the postcode or address and a rough size.
We check it properly
Title, planning history, access, flood maps and local policy.
We put an offer in writing
It shows how we got there. There's no obligation to accept.
Solicitors complete the sale
Exchange and complete, or exchange now and complete when planning is granted.
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.
When the land isn't straightforward
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
- Photos of the land and its access
Common questions
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.
Will getting permission myself increase the price?
It can, but applications cost money and carry risk. We can talk through whether it makes sense for you to apply or for us to do it under a contract.
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 Falmouth?
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.
More land we buy in Falmouth
- Development land
- Land with 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 Falmouth
- Land without planning permission in Cornwall
Ready to talk about your land in Falmouth?
A free appraisal tells you what we'd pay and why.