Sell land without planning permission in Monmouth
Whether your land is in Monmouth itself or in the villages between Monmouth and Ross-on-Wye, we'll look at it properly before making any offer.
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.
- No commission: we're the buyer
- No pressure to decide
- Independent advice encouraged
Selling land near Monmouth?
Free, no-obligation appraisal.
Monmouth at a glance
The land we're most interested in near Monmouth sits on the edge of the built-up area or in the villages towards Ross-on-Wye (10 miles) and Chepstow (12 miles).
South-east Wales, from the Valleys towns to Newport and the Wye Valley National Landscape in Monmouthshire.
| Town | Monmouth |
|---|---|
| County | Gwent |
| Country | Wales |
| Postcode district | NP25 |
| OS grid square | SO51 |
| Nearest towns we cover | Ross-on-Wye (10 mi), Chepstow (12 mi), Abergavenny (13 mi) |
| Distance from Newport | About 20 miles north-east |
| Planning system | Planning Policy Wales and Local Development Plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
What makes land without planning permission near Monmouth 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
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.
What decides the value of land without planning permission near Monmouth
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.
Access and services
Land that is easy to reach and connect is cheaper to promote and build on.
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
Send us the address
A postcode, a plan or a what3words location is enough to start.
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.
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.
When the land isn't straightforward
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
- A rough size, in acres or hectares
- Your title number, if you know it
- Details of any tenants or grazing agreements
- Photos of the land and its access
What people ask us about land without planning permission
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.
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.
Can you visit land near Monmouth?
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.
Other land in Monmouth
- 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 Monmouth
- Land without planning permission in Gwent
Ready to talk about your land in Monmouth?
Send the postcode and a rough size. We'll check the title and planning position and come back to you.