How Do I Buy Land in the UK? A Step-by-Step Guide

Buying land is different from buying a conventional house or property. Before you commit to a purchase, you need to understand what the land can be used for, what restrictions apply and whether it is suitable for what you want to achieve.

If you are wondering how to buy land, the process starts with defining exactly what you are looking for and then carrying out appropriate planning, legal and financial checks before proceeding.

1. Decide What Type of Land You Want

Before you start looking, decide what you actually want to buy.

Land can be used for many different purposes, and the requirements for one type of purchase can be very different from another.

You might be looking for:

• a single building plot;
• a self-build site;
• residential development land;
• commercial development land;
• agricultural land;
• a smallholding;
• equestrian land;
• woodland;
• amenity or leisure land; or
• land adjoining an existing property.

Knowing the type of land you want will make your search much more focused.

2. Define Where You Want to Buy

Decide which areas you are prepared to consider.

You may already have a specific town, county or region in mind, or you may be prepared to search more widely.

Location can have a major effect on land value, planning potential and the suitability of a site for your intended use.

If you are buying land to build a home, for example, you may need to balance your preferred location against your budget and the availability of suitable sites.

3. Set Your Budget

Work out how much you can realistically spend before starting your search.

Do not look only at the purchase price. Depending on the type of land and what you intend to do with it, you may also need to allow for legal fees, surveys, planning advice, professional fees, infrastructure and other costs.

If you are planning to develop the land, the purchase price will be only one part of the overall project cost.

4. Find Land for Sale

There are several ways to find land.

You can search property and land portals, specialist land agents, auctions and local sources. You can also investigate planning records and make your requirements known to land agencies and other professionals who deal with land.

Not every opportunity will necessarily be marketed in exactly the same way.

If you are looking for a specific type of opportunity, it can therefore be useful to register your requirements rather than relying solely on online searches.

Search Online

Online searches can help you understand what land is currently being offered and what types of opportunities are available in your preferred locations.

You can browse land for sale through Your Landstore and filter your search according to the available criteria.

Use Specialist Land Agents

Specialist land agents can provide access to land opportunities and knowledge of the land market.

If you have a specific requirement, tell the agent what you are looking for, where you want to buy and the budget or other criteria that matter to you.

Consider Planning Records

Planning applications can help you understand where development has previously been proposed or approved.

They can also provide useful background when assessing potential development opportunities, although a previous application does not guarantee that a future proposal will be approved.

5. Check the Planning Position

Planning is one of the most important considerations when buying land for development or a specific use.

Establish whether the land has planning permission and, if it does, exactly what has been approved.

If there is no planning permission, consider what the land is currently used for and whether your intended use would require planning consent.

For more information, see our guide to buying land without planning permission.

6. Check What the Planning Permission Allows

If planning permission exists, do not rely solely on the headline description.

Review the actual permission and approved plans.

Important questions can include:

• What type of development is approved?
• How many units are permitted?
• What size and type of property can be built?
• Are there planning conditions?
• Are there requirements relating to highways or access?
• Are drainage or landscaping measures required?
• Is the permission still valid?

These details can materially affect the opportunity you are buying.

7. Check Access

Make sure you understand how the land is accessed.

Check both the physical access and the legal position.

If access crosses someone else’s land, establish what rights exist and whether they are sufficient for your intended use.

For development land, highway requirements may also affect the potential layout and use of the site.

8. Check the Legal Title

The legal title should be reviewed as part of the purchase process.

A solicitor or conveyancer can investigate the title and identify matters that may affect the land.

These could include:

• rights of way;
• easements;
• restrictive covenants;
• rights benefiting neighbouring properties;
• rights reserved to third parties; and
• other restrictions affecting the land.

Do not assume that a straightforward-looking piece of land has a straightforward legal position.

9. Check Services

If you intend to build or develop the land, investigate the availability of utilities.

Depending on the site, this may include:

• electricity;
• water;
• foul drainage;
• surface water drainage;
• gas; and
• telecommunications.

Find out whether connections are available and whether there could be significant costs involved.

10. Check the Physical Site

Visit the land and consider its physical characteristics.

Depending on your intended use, you may need to investigate:

• ground conditions;
• topography;
• drainage;
• flood risk;
• trees;
• ecology;
• contamination;
• archaeology; and
• other site constraints.

Some of these matters may require specialist investigation.

11. Check the Surrounding Area

Consider the location as well as the land itself.

Look at neighbouring properties, roads, businesses, infrastructure and the general character of the area.

If you are buying a plot for your own home, think about whether you would actually want to live there.

If you are buying development land, consider whether the location supports the type of development you are proposing.

12. Consider the Total Cost of the Purchase

The amount you pay the seller is not necessarily the total cost of acquiring the land.

The costs that apply will depend on the particular purchase and intended use.

13. Compare the Opportunity With Other Land

Before making an offer, compare the site with other opportunities.

Do not compare only the headline price.

Factor	What to Compare
Location	Is the site in the right area for your intended use?
Planning	What planning permission or potential exists?
Size	How much land are you actually getting and how much is usable?
Access	Is there suitable legal and physical access?
Services	Are utilities available and what could connections cost?
Constraints	Are there flooding, ecology, ground or other issues?
Price	How does the price compare with similar opportunities?
Future costs	What additional expenditure could be required?

14. Make an Offer

Once you have investigated the opportunity and decided that it is suitable, you can consider making an offer.

The appropriate approach will depend on how the land is being sold.

Some land may be sold by private treaty, while other opportunities may be offered through an auction or another sales process.

Make sure you understand the basis on which the land is being sold and any relevant timescales before committing yourself.

15. Carry Out Legal Due Diligence

Once an offer has been accepted, the legal process still needs to be completed.

Your solicitor or conveyancer will normally investigate the title and contract and raise appropriate enquiries.

Depending on the land, additional technical or planning investigations may also be appropriate.

Do not treat an accepted offer as the end of the due-diligence process.

16. Exchange Contracts and Complete

The final stages of the purchase will depend on the contract and transaction.

Once contracts are exchanged, the parties become legally committed according to the terms of the contract. Completion then takes place in accordance with those terms.

Your solicitor or conveyancer will guide you through the legal process.

What If I Want to Buy Land With Planning Permission?

Land with planning permission can provide greater certainty about what has been approved, but it still needs to be investigated carefully.

Check the approved plans, planning conditions, access, services and any other requirements attached to the permission.

You can read more in our guide to buying land with planning permission.

What If I Want to Buy Land for a Self-Build?

A self-build buyer should start by defining the type of plot and property they want.

Consider your preferred location, budget, plot size, planning position and the type of home you want to build.

Our guide How to Find a Building Plot in the UK covers the search process in more detail.

What If I Want to Buy Development Land?

Development buyers should consider both the planning position and the financial viability of the proposed project.

The land purchase price needs to be considered alongside construction, infrastructure, professional fees, finance and other development costs.

Our guide How to Find Land for Development in the UK explains the main ways buyers can search for development opportunities.

How Can Your Landstore Help Me Find Land?

Your Landstore gives buyers the option to register their land requirements.

You can tell us what type of land you want, where you want to buy and other criteria that matter to you.

This means your search does not have to rely entirely on finding the right listing yourself.

Where a suitable opportunity matches a registered buyer’s requirements, that buyer can be contacted about the opportunity.

How to Buy Land: Checklist

Frequently Asked Questions