Sell land without planning permission in Heavitree
If you own land without planning permission near Heavitree, we can usually tell you quite quickly whether it suits us, and if it doesn't, we'll say why.
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.
- Figures explained, so you can check them
- No pressure to decide
- Independent advice encouraged
Selling land near Heavitree?
We'll check the title and planning, then call you.
Where Heavitree sits
Heavitree (EX2) sits in OS grid square SX99, about 37 miles north-east of Plymouth. Sites between here and Exeter or Tiverton are just as much of interest to us.
A large rural county with Dartmoor and part of Exmoor, several national landscapes, and growth centred on Exeter, Plymouth and the market towns.
| Town | Heavitree |
|---|---|
| County | Devon |
| Country | England |
| Postcode district | EX2 |
| OS grid square | SX99 |
| Nearest towns we cover | Exeter (1 mi), Exmouth (8 mi), Tiverton (13 mi) |
| Distance from Plymouth | About 37 miles north-east |
| 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 Heavitree
- Fields and paddocks on the edge of settlements
- Sites the council has assessed in its land availability study
- 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.
What affects the price
Hope value
The extra a buyer will pay for the chance of permission, which rises the closer the land is to existing homes.
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.
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.
What happens next
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.
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.
Awkward details we deal with
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
- Photos of the land and its access
- How soon you'd ideally like to sell
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.
Who pays for the planning application?
On subject-to-planning and option deals we normally fund the planning work. On an outright purchase it is our risk and our cost after completion.
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 cover the villages around Heavitree?
Yes. Villages between Heavitree, Exeter and Exmouth often have the kind of edge-of-settlement land we're looking for.
Other land in Heavitree
- 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 Heavitree
- Land without planning permission in Devon
Get a straight answer about your land
A free appraisal tells you what we'd pay and why.