What Should I Look for When Buying a Building Plot?

Finding a building plot is only the first step. Once you find a site that looks suitable, you need to establish whether it can actually provide the home you want, whether the planning position is acceptable and what additional costs or restrictions could affect the purchase.

If you are asking what should I look for when buying a building plot, the answer goes well beyond the asking price. Location, planning, access, services, plot size, legal restrictions, site conditions and the overall cost of the project all need to be considered.

1. Is the Location Right for You?

Start with the location itself.

A building plot may look attractive on paper, but if you do not actually want to live in the area, the planning potential and price become much less important.

Consider:

• the town or village;
• distance from work;
• schools and other amenities;
• transport links;
• local services;
• the surrounding properties; and
• the character of the area.

If the plot is intended as your future home, visit the area at different times where practical so that you understand what it is actually like.

2. Check the Planning Permission

Planning permission is one of the most important things to investigate when buying a building plot.

If permission already exists, establish exactly what has been approved rather than relying only on the listing description.

Check the planning decision, approved drawings and relevant conditions.

Questions to ask include:

• What type of house has been approved?
• How large can it be?
• How many bedrooms or storeys are permitted?
• Where on the plot must it be positioned?
• Are there conditions that still need to be dealt with?
• Are there requirements relating to access, drainage or landscaping?
• Is the permission still capable of being implemented?

3. What If the Plot Has No Planning Permission?

You can buy land without planning permission, but you should understand the additional planning risk if your intention is to build a house.

Investigate the planning history, relevant planning policies, surrounding development and physical constraints before assuming that planning permission will be obtainable.

Land described as having “potential” should also be assessed carefully. Development potential is not the same as planning permission.

Read our guide to buying land without planning permission for more information.

4. Is the Plot Big Enough?

Think about the house you actually want to build.

The plot needs to accommodate more than the footprint of the house.

You may also need space for:

• parking;
• vehicle access;
• gardens;
• drainage;
• bin storage;
• private outdoor space;
• landscaping; and
• other site requirements.

A larger plot is not automatically better. The shape, orientation and usable area can be just as important as the total acreage.

5. Look at the Shape of the Plot

The shape of a plot can have a major influence on how easily a house can be positioned.

A long, narrow or irregularly shaped site may provide less flexibility than a more conventional plot of the same area.

Look at the relationship between the plot boundaries, the proposed house, access, parking and garden.

If planning permission already exists, compare the approved site layout with what you see on the ground.

6. Check Access to the Plot

Establish exactly how you will get onto the site.

Check both the physical access and the legal right to use it.

If access crosses neighbouring land, your solicitor should establish what rights exist and whether they are adequate for your intended use.

Also consider whether the access is suitable for construction vehicles during the build and for normal residential use afterwards.

7. Check the Highway Position

Access to a building plot is not simply about whether you can physically drive onto it.

For a residential development, highway requirements can influence the position and design of the access and potentially the layout of the site.

If the plot has planning permission, review the approved access arrangements and any highway-related conditions.

8. Check What Services Are Available

Find out how the proposed house will be connected to essential services.

Depending on the location, this may include:

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

Do not assume that because a service is available nearby it will be straightforward or inexpensive to connect.

Connection routes, capacity and site conditions can all affect the eventual cost.

9. Investigate Drainage

Drainage can be an important issue when assessing a building plot.

Find out how foul and surface water are expected to be managed.

If mains drainage is not available, an alternative solution may need to be considered depending on the site and proposed development.

Surface water drainage can also influence the layout and engineering requirements of the site.

10. Check Flood Risk

Flood risk should form part of your initial assessment.

A plot can look perfectly suitable during a site visit while having constraints that become apparent through proper investigation.

If flooding or drainage is a concern, obtain appropriate professional advice before committing to the purchase.

11. Look at the Surrounding Properties

Consider what is around the plot and how the proposed house would relate to neighbouring properties.

Think about:

• privacy;
• overlooking;
• neighbouring windows;
• building heights;
• noise;
• overshadowing;
• views; and
• the overall character of the area.

These considerations can influence both your enjoyment of the finished property and the design of the development.

12. Check the Legal Title

Your solicitor or conveyancer should investigate the legal title before you commit to buying the plot.

Potential issues can include:

• restrictive covenants;
• rights of way;
• easements;
• shared access arrangements;
• rights benefiting neighbouring properties; and
• other restrictions affecting the land.

A planning permission does not remove legal restrictions on the land.

13. Check for Site Constraints

Physical and environmental constraints can affect the cost and practicality of building.

Depending on the location, investigate matters such as:

• ground conditions;
• topography;
• trees;
• ecology;
• contamination;
• archaeology;
• flooding;
• drainage; and
• land stability.

Not every plot will require the same investigations, but you should understand any obvious constraints before deciding what the land is worth to you.

14. Visit the Plot More Than Once

A single viewing may not reveal everything you need to know.

If possible, visit at different times and in different conditions.

Consider traffic, noise, neighbouring activity, sunlight, access and the general surroundings.

Also walk the boundaries so you understand exactly what is included in the purchase.

15. Check the Boundaries

Make sure you understand which land is actually being sold.

Compare the physical boundaries with the title plan and sales particulars.

If there is any uncertainty about the extent of the land, raise it with your solicitor before proceeding.

16. Work Out the Total Cost

The asking price of the building plot is only one part of the cost of creating your home.

Understanding the overall budget can prevent you from focusing too heavily on the land purchase price alone.

17. Compare the Plot With Other Building Plots

Before making an offer, compare the opportunity with other plots available in the area.

Factor	What to Compare
Location	Is the plot in a similar or better location?
Planning	What exactly can be built?
Plot size	How much usable land is included?
Access	Is there suitable legal and physical access?
Services	Are utilities available and what will connections cost?
Site constraints	Are there additional risks or costs?
House design	Does the approved or potential layout suit what you want?
Price	How does the asking price compare with similar plots?

18. Don’t Assume the Cheapest Plot Is the Best Value

A lower purchase price can sometimes be offset by additional costs.

A plot requiring substantial groundworks, difficult service connections or significant access improvements may ultimately cost more than a more expensive plot that is easier to develop.

Consider the total cost and suitability of the opportunity, not just the advertised price.

19. Get Professional Advice Where Appropriate

The level of professional advice you need will depend on the plot and your intended project.

A solicitor or conveyancer should deal with the legal aspects of the purchase, while planning consultants, architects, surveyors, engineers or other specialists may be appropriate depending on the circumstances.

Obtaining the right advice before committing to the purchase can help identify issues that are not obvious from the sales particulars or a site visit.

What Makes a Good Building Plot?

There is no single definition of a perfect building plot.

For many buyers, a good plot will combine a suitable location with a workable planning position, appropriate access, available services, a practical shape and manageable development costs.

The right balance will depend on your own requirements and the type of home you want to build.

Tell Us What Building Plot You Are Looking For

If you know the type of building plot you want, you can register your requirements with Your Landstore.

Tell us where you want to buy and the requirements that matter to you.

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

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