Sell a small development site in Thornaby-on-Tees

Whether your land is in Thornaby-on-Tees itself or in the villages between Thornaby-on-Tees and Stockton-on-Tees, we'll look at it properly before making any offer.

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.

No commission: we're the buyer
Figures explained, so you can check them
No pressure to decide

Tell us about your land

Send the postcode and a rough size.

Land around Thornaby-on-Tees

Land around Thornaby-on-Tees falls under England's planning system. The closest towns we also cover are Stockton-on-Tees, 3 miles away, and Yarm, 3 miles away, and York is 41 miles away.

England's largest county, taking in the Yorkshire Dales and North York Moors National Parks, with green belt around York.

Town	Thornaby-on-Tees
County	North Yorkshire
Country	England
Postcode district	TS17
OS grid square	NZ41
Nearest towns we cover	Stockton-on-Tees (3 mi), Yarm (3 mi), Billingham (4 mi)
Distance from York	About 41 miles north
Planning system	National Planning Policy Framework and local plan
Ways to sell	Outright, subject to planning, option or joint venture

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

Is your land near Thornaby-on-Tees a good fit?

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

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

The things that move our offer

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.

Build costs

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

Four routes to a sale

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.

From first call to completion

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.
The legal work
Your solicitor and ours handle the contract through to completion.

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.

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.

Common problems, and how we handle them

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.

The access is tight

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

Useful to send us

The address or postcode
A plan, or a screenshot from an online map
Your title number, if you know it
Details of any tenants or grazing agreements

What people ask us 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.

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.

How do I get an offer for land in Thornaby-on-Tees?

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.

Get a straight answer about your land

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

Get an offer Call 0800 088 6248