Sell land without planning permission in Northamptonshire
If you're looking to sell land without planning permission anywhere in Northamptonshire, we'll appraise it for free and explain our offer in writing.
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.
- Free appraisal and written offer
- No commission: we're the buyer
- No pressure to decide
Get an offer for land in Northamptonshire
Send the postcode and a rough size.
Land without planning permission in Northamptonshire at a glance
Rolling farmland and expanding towns such as Northampton, Corby and Kettering, with no designated green belt.
| County | Northamptonshire |
|---|---|
| Country | England |
| Towns we cover here | 9 |
| Main town | Northampton |
| Example postcode districts | NN1, NN8, NN10, NN11, NN12 |
| Planning system | National Planning Policy Framework and local plan |
Land we're keen to see in Northamptonshire
- 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
- 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.
How we arrive at a figure for land in Northamptonshire
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
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.
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.
What happens next
Tell us about your land
Send the postcode or address and a rough size.
We do the homework
We read the title and planning record and check flood risk and access.
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 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.
Common problems, and how we handle them
A neighbour objects to everything
Objections are weighed against planning policy, not counted. We judge the scheme on policy grounds.
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
- A rough size, in acres or hectares
- A plan, or a screenshot from an online map
- Any planning applications or letters
- Details of any tenants or grazing agreements
What people ask us about land without planning permission
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.
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.
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 buy land in Northamptonshire?
Yes. We consider land across Northamptonshire, from Northampton to the smaller towns and villages. Whether we can make an offer depends on the land itself, and we'll tell you either way.
Land without planning permission by town in Northamptonshire
Nearby counties
Find out what we'd pay for your land in Northamptonshire
Send the postcode and a rough size and we'll come back with a straight answer.