Sell land without planning permission in Northolt
If you own land without planning permission near Northolt, we can usually tell you quite quickly whether it suits us, and if it doesn't, we'll say why.
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.
- Free appraisal and written offer
- Figures explained, so you can check them
- Independent advice encouraged
Tell us about your land
Send the postcode and a rough size.
Northolt at a glance
Land around Northolt falls under England's planning system. The closest towns we also cover are Greenford, 1 mile away, and Harrow, 3 miles away, and central London is 11 miles away.
Land is scarce and mostly brownfield. The outer boroughs contain Metropolitan Green Belt and metropolitan open land, both closely protected.
| Town | Northolt |
|---|---|
| County | Greater London |
| Country | England |
| Postcode district | UB5 |
| OS grid square | TQ18 |
| Nearest towns we cover | Greenford (1 mi), Harrow (3 mi), Southall (3 mi) |
| Distance from central London | About 11 miles west |
| 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 Northolt
- Fields and paddocks on the edge of settlements
- Land inside or touching a settlement boundary in the local plan
- Land with a road frontage or a clear way to create access
- Former orchards, nurseries and smallholdings
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 Greater London
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.
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.
Ways to sell this land
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
Send us the address
A postcode, a plan or a what3words location is enough to start.
We do the homework
We read the title and planning record and check flood risk and access.
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.
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
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 plan, or a screenshot from an online map
- Your title number, if you know it
- How soon you'd ideally like to sell
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.
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 Northolt?
Yes. Villages between Northolt, Greenford and Harrow often have the kind of edge-of-settlement land we're looking for.
More land we buy in Northolt
- Development land
- Land with planning permission
- 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 Northolt
- Land without planning permission in Greater London
Find out what we'd pay for your land near Northolt
A free appraisal tells you what we'd pay and why.