0800 088 6248 Get an offer
Land we buyWays to sellAreasGuidesAbout Contact Get an offer

Sell land without planning permission in Dover

If you own land around Dover and want a straight answer about it, we'll tell you whether we can buy it, on what terms, and what the offer is based on.

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
  • No pressure to decide
  • Independent advice encouraged

Tell us about your land

Send the postcode and a rough size.

Please enter your name.
Please enter a UK phone number.
Please enter a valid email address.
Please enter a postcode, or at least the first half.
Please tick the box so we can contact you.

Free and no obligation. We're the buyer, so there's no commission.

Where Dover sits

Land around Dover falls under England's planning system. The closest towns we also cover are Folkestone, 7 miles away, and Deal, 8 miles away, and Maidstone is 36 miles away.

TownDover
CountyKent
CountryEngland
Postcode districtCT16
OS grid squareTR34
Nearest towns we coverFolkestone (7 mi), Deal (8 mi), Canterbury (15 mi)
Distance from MaidstoneAbout 36 miles east
Planning systemNational Planning Policy Framework and local 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

Land we're keen to see around Dover

  • 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
  • Land with a road frontage or a clear way to create access

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 Kent

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.

Planning history

Past refusals and appeal decisions on the site and its neighbours shape the odds.

Access and services

Land that is easy to reach and connect is cheaper to promote and build on.

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

  1. Tell us about your land

    Send the postcode or address and a rough size.

  2. We check it properly

    Title, planning history, access, flood maps and local policy.

  3. We put an offer in writing

    It shows how we got there. There's no obligation to accept.

  4. The legal work

    Your solicitor and ours handle the contract through to completion.

Rules that apply in England

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.

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

  • The address or postcode
  • A plan, or a screenshot from an online map
  • Any planning applications or letters
  • 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.

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 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.

Can you visit land near Dover?

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.

Also near Dover

Other land in Dover

Find out what we'd pay for your land near Dover

Call 0800 088 6248 or send the details. There's no obligation.

Get an offerCall 0800 088 6248