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Sell land without planning permission in Ammanford

For owners of land without planning permission in and around Ammanford, we offer four ways to sell, from a clean outright purchase to deals that pay more once planning is granted.

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.

  • Figures explained, so you can check them
  • No pressure to decide
  • Independent advice encouraged

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.

Ammanford at a glance

From Ammanford, it's 6 miles to Pontarddulais and 8 miles to Clydach. We buy land across that whole stretch of Dyfed, not only within the town.

South-west Wales: Carmarthenshire, Ceredigion and Pembrokeshire, including the Pembrokeshire Coast National Park.

TownAmmanford
CountyDyfed
CountryWales
Postcode districtSA18
OS grid squareSN61
Nearest towns we coverPontarddulais (6 mi), Clydach (8 mi), Gorseinon (9 mi)
Distance from CarmarthenAbout 14 miles east
Planning systemPlanning Policy Wales and Local Development 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 Ammanford

  • Fields and paddocks on the edge of settlements
  • Sites the council has assessed in its land availability study
  • Former orchards, nurseries and smallholdings
  • Land where neighbouring sites have recently gained permission

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.

How we arrive at a figure for land in Dyfed

Current use value

Agricultural or amenity value is the floor under any offer.

Hope value

The extra a buyer will pay for the chance of permission, which rises the closer the land is to existing homes.

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.

From first call to completion

  1. Tell us about your land

    Send the postcode or address and a rough size.

  2. We do the homework

    We read the title and planning record and check flood risk and access.

  3. You get a written offer

    With the main figures behind it, so your adviser can check it.

  4. Solicitors complete the sale

    Exchange and complete, or exchange now and complete when planning is granted.

Rules that apply in 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.

Green belts and green wedges

England's grey belt rules don't apply in Wales. Planning Policy Wales sets out green belt and green wedge policy, which strongly restricts development.

Farm tenancies

Agricultural Holdings Act tenancies and farm business tenancies apply in Wales as in England, with their own notice and compensation rules.

Awkward details we deal with

The council says the land is outside the settlement

Settlement boundaries change when plans are reviewed. We look at the plan timetable and whether the site could be promoted at the next review.

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

  • Any planning applications or letters
  • Details of any tenants or grazing agreements
  • Photos of the land and its access
  • How soon you'd ideally like to sell

Your questions answered

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.

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.

Do you cover the villages around Ammanford?

Yes. Villages between Ammanford, Pontarddulais and Clydach often have the kind of edge-of-settlement land we're looking for.

Nearby towns

Other land in Ammanford

Ready to talk about your land in Ammanford?

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