Sell land without planning permission in Horsham
We consider land without planning permission in Horsham and across West Sussex, from sites close to the RH12 postcode district out towards Crawley and Horley.
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.
- Free appraisal and written offer
- No commission: we're the buyer
- Figures explained, so you can check them
Get an offer for land in Horsham
Send the postcode and a rough size.
Land around Horsham
From Horsham, it's 7 miles to Crawley and 11 miles to Horley. We buy land across that whole stretch of West Sussex, not only within the town.
The South Downs National Park, Chichester Harbour and High Weald National Landscapes, and water neutrality rules that have affected new homes in the north of the county.
| Town | Horsham |
|---|---|
| County | West Sussex |
| Country | England |
| Postcode district | RH12 |
| OS grid square | TQ13 |
| Nearest towns we cover | Crawley (7 mi), Horley (11 mi), Haywards Heath (11 mi) |
| Distance from Crawley | About 7 miles south-west |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Is your land near Horsham a good fit?
- Fields and paddocks on the edge of settlements
- Land with a road frontage or a clear way to create access
- Land where neighbouring sites have recently gained permission
- Grazing land with no tenancy or with a tenancy that can be ended
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.
The things that move our 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.
Constraints
Green belt, flood zones, heritage and landscape designations reduce the chance of consent.
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.
What happens next
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.
Planning and legal points for land in West Sussex
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
- Any planning applications or letters
- 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.
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.
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 Horsham?
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 Horsham
More land we buy in Horsham
- Development land
- Land with planning permission
- Large strategic sites
- 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 Horsham
- Land without planning permission in West Sussex
Find out what we'd pay for your land near Horsham
A free appraisal tells you what we'd pay and why.