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Looking for industrial land for sale? Finding the right site for an industrial business involves more than finding land in the right location. Planning, access, servicing, site size, surrounding uses and the proposed operation can all affect whether a site is suitable.
Industrial land can range from established employment sites and development plots to larger parcels with potential for industrial or commercial development. The right search therefore starts with understanding what you need the land for.
Where can I find industrial land for sale?
Industrial land for sale can be found through commercial property agents, specialist land agents, property portals, auction platforms and direct sales by landowners. Some opportunities are also marketed as development land, employment land or commercial development sites.
If you have specific requirements, you can also register your search with Your Landstore. Tell us where you want to buy, the type and size of site you need and other requirements that matter to you. We can then consider those requirements when suitable land comes to market.
What is industrial land?
Industrial land is land intended or potentially suitable for industrial uses. Depending on the site and planning position, this can include manufacturing, warehousing, distribution, trade-related activities and other employment uses.
Not every site described as industrial land will be suitable for every type of business. The permitted use, planning policy, access, neighbouring uses and physical characteristics of the site all need to be considered.
This is particularly important when buying land rather than an existing industrial building because you may need to establish what can actually be developed or operated from the site.
Why are buyers looking for industrial land?
Businesses may look for industrial land for a number of reasons, including:
- Building a new industrial unit
- Developing warehouse or distribution space
- Creating manufacturing premises
- Expanding an existing business
- Creating a trade or employment site
- Developing commercial premises for occupation or investment
- Relocating a business to a larger site
- Acquiring land for future commercial development
Your intended use should be established before you start comparing sites because different industrial operations can have very different requirements.
Where should I search for industrial land?
Commercial property agents
Commercial property agents are a major source of industrial property and development opportunities.
Agents may market individual industrial plots, employment sites, development land and larger commercial opportunities. If you have a specific geographical requirement, it can be useful to identify agents who specialise in the relevant local commercial market.
Specialist land agents
Specialist land agents can also be useful where the opportunity involves development land rather than an existing commercial property.
This can be particularly relevant if you are looking for a site on which to construct your own industrial or commercial premises.
Online property portals
Commercial property portals can provide a useful way of searching across a wider area.
However, industrial opportunities can be described using different terminology. A site may be advertised as industrial land, commercial land, employment land, development land or a commercial development site.
Searching across related terms can therefore help you identify a wider range of potential opportunities.
Auctions
Some commercial and development sites are sold through auction.
If you are considering an auction purchase, review the legal pack and investigate the planning, title, access and servicing position before bidding. Make sure you understand the auction conditions and the financial commitment involved.
Direct opportunities
Some landowners may consider selling land that has not yet been widely marketed.
For businesses with very specific location or site requirements, registering those requirements with a specialist land agency can provide another route to identifying potential opportunities.
What should I check before buying industrial land?
Industrial land can involve substantial development and infrastructure costs, so due diligence is particularly important before committing to a purchase.
1. Planning permission and planning policy
Establish the planning position before assuming that a site can be used for your proposed operation.
Check whether planning permission already exists, what use is permitted and whether any conditions or restrictions apply.
If planning permission does not exist, investigate the relevant local planning policy and whether the proposed use would be consistent with it. Planning potential should not be assumed simply because neighbouring land is already industrial.
2. Access
Access can be particularly important for industrial sites.
Consider the size and configuration of the access, the type of vehicles that need to use it and whether the legal rights are sufficient for your intended operation.
If your business involves HGVs, deliveries or frequent vehicle movements, the suitability of the road network and junction arrangements may also be important.
3. Utilities and servicing
Find out what services are available to the site and where connections would be made.
Depending on the proposed use, electricity capacity, water, drainage, telecommunications and other infrastructure may all be relevant.
Do not assume that a service being available nearby means that connection will be straightforward or inexpensive.
4. Site size and configuration
The acreage required will depend on what you want to build and how the site will operate.
Consider not only the building footprint but also parking, servicing, loading areas, vehicle circulation, storage, landscaping and any other requirements.
A site with sufficient acreage can still be unsuitable if its shape or access arrangement makes the required development difficult to achieve.
5. Surrounding uses
Look carefully at what surrounds the site.
Neighbouring residential areas, schools, sensitive uses or other businesses may affect the type of operation that can be accommodated and the planning considerations associated with development.
6. Ground conditions and contamination
Investigate the physical condition of the land.
Depending on its previous use, industrial or commercial land may require further investigation of ground conditions, contamination, drainage or other site constraints.
The appropriate surveys and investigations will depend on the individual site and proposed development.
7. Title and legal restrictions
Review the title carefully and establish whether covenants, easements, rights of way or other restrictions could affect your proposed use.
These matters can be particularly important where a site depends on rights over neighbouring land for access or services.
How much industrial land do I need?
There is no standard site size for an industrial development.
A small business may need a relatively compact site for a workshop or industrial unit, while a distribution or manufacturing operation may require considerably more land.
When assessing your requirements, consider:
- The size of the proposed building
- Parking requirements
- Loading and unloading areas
- Vehicle circulation
- Outdoor storage
- Staff and visitor access
- Landscaping or planning requirements
- Space for future expansion
It can also be useful to distinguish between the minimum site you could operate from and the site you would ideally like to acquire.
What is the difference between industrial land and commercial land?
The terms can overlap, but industrial land generally relates to sites intended for industrial or employment uses, while commercial land can cover a broader range of business activities.
For example, offices, retail and some other commercial uses may not require the same type of site as manufacturing, warehousing or distribution.
The important issue is therefore not simply the label used to advertise the land. Check the actual planning use and whether it accommodates your proposed business.
Can I buy industrial land without planning permission?
Land can be purchased without planning permission, but that does not mean the proposed industrial development will automatically be acceptable.
If your objective is to develop the land, you should investigate the planning position and relevant local planning policies before purchase.
Where a site is being marketed because of its development potential rather than an existing permission, treat that potential as something to be assessed rather than guaranteed.
How much does industrial land cost?
There is no single UK price for industrial land.
Value can vary substantially according to location, planning status, site size, access, servicing, development potential and local demand.
A serviced industrial development plot in an established employment location can have a very different value from a larger parcel where planning permission and infrastructure still need to be established.
For this reason, comparing industrial land purely by price per acre can be misleading.
Look beyond the headline land price
When comparing industrial sites, consider the total development picture. Planning, infrastructure, access, ground conditions and other site costs can have a significant effect on the amount you ultimately need to spend.
How to make your industrial land search more specific
Before contacting agents or searching online, define the requirements that are essential to your business.
- Location: the towns, counties or areas you are prepared to consider
- Site size: your minimum and maximum acreage
- Planning: whether you require existing permission or will consider development potential
- Use: manufacturing, warehousing, distribution, trade or another operation
- Budget: your maximum land purchase price
- Access: vehicle and HGV requirements
- Services: electricity, water, drainage and telecommunications requirements
- Buildings: whether you need land for a new build or another specific development
Having these requirements clearly defined can make the search more efficient and help agents understand which opportunities are potentially relevant.
Can Your Landstore help me find industrial land?
Yes. If you are looking for industrial land for sale, you can register your requirements with Your Landstore for free.
Tell us where you want to buy, what type and size of site you need, your budget and any important planning or access requirements.
We can then consider your requirements when suitable land comes to market through Your Landstore. Where there is a suitable match, you can receive an email alert from the day the relevant land is listed.
Looking for industrial land?
Tell us what you need and where you want to buy, and we’ll use your requirements when considering suitable land opportunities.
TELL US WHAT YOU’RE LOOKING FOR →Frequently asked questions
Where can I find industrial land for sale in the UK?
Industrial land can be found through commercial property agents, specialist land agents, online property portals, auctions and direct landowner sales. You can also register your requirements with Your Landstore.
What can industrial land be used for?
Potential uses depend on the planning position of the individual site. Industrial land may accommodate uses such as manufacturing, warehousing, distribution and other employment activities, subject to the relevant planning permissions and restrictions.
How much industrial land do I need?
This depends on the proposed operation. Consider the building, parking, servicing, loading, vehicle circulation, storage and any future expansion requirements when calculating the site you need.
Can I build an industrial unit on land without planning permission?
Not automatically. If you want to develop a site, you need to establish whether the proposed development requires planning permission and whether it is likely to be acceptable under the relevant planning policies.
Is industrial land expensive?
Prices vary significantly across the UK. Location, planning status, access, servicing, site characteristics and development potential can all affect value.
Can I register a search for industrial land with Your Landstore?
Yes. Buyer registration is free. You can provide your preferred location, land type, size, budget and other requirements so your search can be considered against suitable land opportunities.
