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Sell a small development site

A small site is a piece of land that could take a handful of homes, typically up to around nine. National housebuilders often overlook small sites, which is where a regional builder buying direct can offer a better route to sale.

Small sites are a focus for us. They're too small for many national housebuilders, and too complicated for many self-builders, which can leave owners without an obvious buyer.

  • Free appraisal and written offer
  • Figures explained, so you can check them
  • No pressure to decide

Get an offer for your land

Send the postcode and a rough size. We'll come back with a straight answer.

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

Small grassy corner plot with mature trees at the end of a cul-de-sac of brick houses

What we look for

  • Sites for two to around nine homes
  • Corner plots, odd-shaped parcels and leftover land
  • Land at the end of cul-de-sacs
  • Old yards, depots and lock-up sites
  • Sites with an existing permission for a small scheme
  • Land within a settlement boundary
  • Small sites in villages where policy supports limited growth

A corner of land, an old yard or a large garden can make a small site for a few homes. We buy them, and our aim is to take them through planning to new homes.

What affects the price of small development sites

Number of homes

Each additional home a site can take adds value, if the layout works.

Affordable housing thresholds

In England, schemes under ten homes usually fall below the national threshold; many Welsh plans seek affordable housing from smaller sites.

Access

A short private drive can serve a few homes; more need an adoptable road.

Trees and boundaries

Mature trees and hedges on small sites have a big effect on layout.

Drainage

Sustainable drainage must fit within the site.

Biodiversity net gain

Since 6 August 2026, sites of 0.2 hectares or less are exempt unless priority habitat is affected; larger sites must still deliver at least a 10% gain.

Build costs

Small sites cost more per home to build, which the land price reflects.

Ways to sell small development sites

Government policy has repeatedly emphasised the role of small sites in housing supply. We'll check how your council's plan supports them.

Outright purchase

Simple where permission exists or you need certainty now.

Subject-to-planning sale

The most common route for small unconsented sites.

Option agreements

Useful if land needs assembling from more than one owner.

Joint ventures

Can suit owners who'd like to share in the homes' sale value.

When the land isn't straightforward

The site is an awkward shape

Odd shapes often still work for a short terrace or a pair of homes. We test layouts before offering.

There's a protected tree

We design around it and allow for root protection areas.

The access is tight

We check whether it can serve the number of homes proposed.

What happens next

  1. Tell us about your land

    Send the address or postcode, a rough size and anything you know about planning. A plan or a photo helps but isn't essential.

  2. We check it properly

    We look at the title, planning history, access, flood maps and local policy, then call you to talk it through.

  3. You get a written offer

    We put the offer in writing with the main figures behind it, so you or your adviser can check it. There's no obligation and no deadline we impose.

  4. Solicitors do the legal work

    Your solicitor and ours deal with the contract. On an outright sale we exchange and complete; on a conditional deal we exchange now and complete when the condition is met.

England and Wales: what's different

We buy land in both countries. These are the rules most likely to affect small development sites.

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.

Biodiversity net gain

Under the Environment Act 2021, most developments in England must deliver at least a 10% gain in biodiversity. Since 6 August 2026, sites of 0.2 hectares or less are exempt unless priority habitat is affected.

Section 106 and CIL

Larger schemes often need a Section 106 agreement for affordable housing or contributions, and councils that have adopted the Community Infrastructure Levy charge it per square metre of new floorspace.

Wales

Planning framework

Planning in Wales follows Planning Policy Wales, the national plan Future Wales and the Local Development Plan, prepared by the council or, in a national park, the park authority. When plans are reviewed, landowners can put land forward as a candidate site.

Biodiversity

Wales doesn't use England's 10% net gain metric. Planning Policy Wales expects development to deliver a net benefit for biodiversity.

Section 106 and CIL

Section 106 agreements apply in Wales, and a small number of Welsh councils charge the Community Infrastructure Levy.

Questions about small development sites

What is a small site?

Usually a site for fewer than ten homes. Definitions vary, but these are the sites larger builders often pass over.

Do small sites need affordable housing?

In England, national policy generally doesn't seek affordable housing on schemes below ten homes, though some rural areas set lower thresholds. In Wales, many Local Development Plans seek contributions from smaller sites. We check the local policy.

Will you buy a site that needs demolition?

Yes. We price in demolition and any contamination clean-up.

How do you value a small site?

We work out what the homes would sell for, then deduct build costs, fees, finance, planning costs and a profit margin. What's left is the land value.

Will you build the homes yourselves?

That's the aim of the land-to-homes work we're setting out to do: buying the land, getting permission and building the homes.

Can I see your appraisal?

We'll explain the main figures behind our offer so you can compare it with independent advice.

Related guides

Other land we buy

Small sites by county

England

Wales

Find out what we'd pay for your land

Send us the postcode and a rough size. We'll check the title and planning position and come back with a straight answer.

Get an offerCall 0800 088 6248