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Sell a paddock or equestrian land in Derby

We consider paddock land in Derby and across Derbyshire, from sites close to the DE1 postcode district out towards Belper and Ilkeston.

Paddock land is a small enclosed field used for grazing or keeping horses, often close to houses. Paddocks next to villages and towns can have development potential, which is why they often sell for more than ordinary grazing land.

  • Free appraisal and written offer
  • Figures explained, so you can check them
  • Independent advice encouraged

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

Derby at a glance

Land around Derby falls under England's planning system. The closest towns we also cover are Belper, 7 miles away, and Ilkeston, 8 miles away.

Ranges from the Peak District National Park in the north-west to lowland farmland and former coalfield towns in the east, with green belt between Derby and Nottingham.

TownDerby
CountyDerbyshire
CountryEngland
Postcode districtDE1
OS grid squareSK33
Nearest towns we coverBelper (7 mi), Ilkeston (8 mi), Heanor (8 mi)
Planning systemNational Planning Policy Framework and local plan
Ways to sellOutright, subject to planning, option or joint venture
Fenced paddock with a timber field shelter and a chestnut horse grazing

What we look for around Derby

  • Paddocks adjoining village or town housing
  • Small fields of around half an acre to several acres
  • Land behind houses with a shared or private access
  • Pony paddocks no longer needed by the family

Paddocks often sit right on the edge of villages, which can make them some of the most interesting small sites for new homes.

What affects the price

Position

A paddock next to houses has far more potential than one in open countryside.

Access width

Access needs to be wide enough for a road if homes are to be built.

Neighbours' views

Overlooking and outlook affect what layout a council will accept.

Drainage

Paddocks without mains drainage nearby can be costly to connect.

Choosing how to sell

Outright purchase

A clean sale reflecting grazing and any hope value.

Subject-to-planning sale

We complete once homes are approved on the paddock.

Option agreements

Useful where the paddock could form part of a wider site.

Joint ventures

Suits owners of larger equestrian yards with redevelopment potential.

From first call to completion

  1. Send us the address

    A postcode, a plan or a what3words location is enough to start.

  2. We check it properly

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

  3. You get a written offer

    With the main figures behind it, so your adviser can check it.

  4. The legal work

    Your solicitor and ours handle the contract through to completion.

Planning and legal points for land in Derbyshire

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.

Farm tenancies

Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.

Land registration

Land in England is registered with HM Land Registry. Unregistered land needs first registration when it's sold, which your solicitor arranges.

Awkward details we deal with

The only access is a narrow track

We measure what's there and see if it can be widened or combined with neighbouring land.

A neighbour has used the field informally

Long informal use can raise questions about rights. Your solicitor will check this early.

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
  • Photos of the land and its access

Questions from landowners near Derby

Is my paddock worth more than agricultural land?

Often, because paddocks are close to houses. How much more depends on access, planning policy and whether homes could realistically be built.

Do I need planning permission to sell a paddock?

No. You can sell it as it is. Permission only matters to the value and the type of deal.

How long does a paddock sale take?

If the title is registered and there are no disputes, the legal work is usually the main timescale.

Do you cover the villages around Derby?

Yes. Villages between Derby, Belper and Ilkeston often have the kind of edge-of-settlement land we're looking for.

Paddocks and equestrian land near Derby

Other land types and routes

Ready to talk about your land in Derby?

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

Get an offerCall 0800 088 6248