Sell land without planning permission in Croydon
If you want to sell land without planning permission in Croydon, you can deal with the buyer directly. We look at the land, explain what it's worth and why, and leave the decision with you.
Land without planning permission is any land that has no current consent for building. You can still sell it: either outright at a price that reflects its present use and the chance of permission (hope value), or on a conditional or option basis that pays more if permission is granted.
- 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.
Croydon at a glance
The land we're most interested in near Croydon sits on the edge of the built-up area or in the villages towards South Croydon (1 mile) and Wallington (3 miles).
Land is scarce and mostly brownfield. The outer boroughs contain Metropolitan Green Belt and metropolitan open land, both closely protected.
| Town | Croydon |
|---|---|
| County | Greater London |
| Country | England |
| Postcode district | CR0 |
| OS grid square | TQ36 |
| Nearest towns we cover | South Croydon (1 mi), Wallington (3 mi), Carshalton (3 mi) |
| Distance from central London | About 9 miles south |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
What makes land without planning permission near Croydon worth an offer
- 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 Croydon
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.
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
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.
You get a written offer
With the main figures behind it, so your adviser can check it.
The legal work
Your solicitor and ours handle the contract through to completion.
Planning and legal points for land in Greater London
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
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.
A neighbour objects to everything
Objections are weighed against planning policy, not counted. We judge the scheme on policy grounds.
Useful to send us
- The address or postcode
- A rough size, in acres or hectares
- A plan, or a screenshot from an online map
- Photos of the land and its access
Your questions answered
Can I sell land without planning permission?
Yes. Land without consent is bought and sold every day. The question is whether you want a lower price now or a higher price later that depends on permission being granted.
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.
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 cover the villages around Croydon?
Yes. Villages between Croydon, South Croydon and Wallington often have the kind of edge-of-settlement land we're looking for.
Other land types and routes
- Development land
- Land with planning permission
- Large strategic sites
- Green belt and grey belt land
- 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 Croydon
- Land without planning permission in Greater London
Ready to talk about your land in Croydon?
A free appraisal tells you what we'd pay and why.