Sell land without planning permission in Smethwick
If you own land without planning permission near Smethwick, 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
Get an offer for land in Smethwick
We'll check the title and planning, then call you.
Land around Smethwick
Land around Smethwick falls under England's planning system. The closest towns we also cover are West Bromwich, 2 miles away, and Birmingham, 3 miles away, and Birmingham is 3 miles away.
| Town | Smethwick |
|---|---|
| County | West Midlands |
| Country | England |
| Postcode district | B66 |
| OS grid square | SP08 |
| Nearest towns we cover | West Bromwich (2 mi), Birmingham (3 mi), Aston (4 mi) |
| Distance from Birmingham | About 3 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 Smethwick
- Sites the council has assessed in its land availability study
- Land with a road frontage or a clear way to create access
- Former orchards, nurseries and smallholdings
- Land where neighbouring sites have recently gained permission
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 the West Midlands
Current use value
Agricultural or amenity value is the floor under any offer.
Local plan position
Land allocated, or close to being allocated, for housing carries far more hope value.
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.
Choosing how to sell
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.
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.
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.
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
- How soon you'd ideally like to sell
Common questions
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.
How do I get an offer for land in Smethwick?
Use the form on this page or call 0800 088 6248. Tell us the postcode, the rough size and anything you know about planning, and we'll come back to you.
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 Smethwick
- Land without planning permission in the West Midlands
Get a straight answer about your land
Call 0800 088 6248 or send the details. There's no obligation.