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Looking for brownfield land for sale? Brownfield sites can provide opportunities for residential, commercial, industrial or mixed-use development, but the fact that land is described as brownfield does not automatically mean that it has planning permission or can be developed for your intended use.
If you are looking for brownfield land, it is important to understand the site’s previous use, planning position, access, services, physical condition and development potential before deciding whether an opportunity is suitable.
Where can I find brownfield land for sale?
Brownfield land for sale can be found through specialist land agents, commercial property agents, property and land portals, auction platforms and direct landowner sales. Some opportunities may also be advertised as redevelopment sites, development land, employment land or previously developed land.
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 your budget or other requirements. We can then consider those requirements when suitable land comes to market.
What is brownfield land?
Brownfield land generally refers to land that has previously been developed. It can include former industrial, commercial, residential or other developed sites, although the precise planning definition and whether an individual site falls within it depends on the circumstances.
Brownfield sites can vary considerably. One site might be a cleared former industrial site, another could contain existing buildings, while another might be a previously developed parcel that has been unused for some time.
It is therefore important to look at the individual site rather than assuming that all brownfield land has the same development potential.
Why are buyers looking for brownfield land?
Brownfield land can appeal to buyers for a range of development and investment purposes.
- Residential development
- Self-build or individual housing opportunities
- Commercial development
- Industrial or employment uses
- Mixed-use development
- Redevelopment of existing buildings or sites
- Land investment with potential for future development
The previous use of a site can also provide useful context when assessing what infrastructure, access or development constraints might exist.
Where should I search for brownfield land?
Specialist land agents
Specialist land agents can be a useful source of development opportunities, including sites that may not be marketed in the same way as conventional residential property.
If you are looking for a specific type of brownfield opportunity, explain your requirements clearly to the agent so that relevant sites can be identified.
Commercial property agents
Commercial agents may market former industrial, employment and commercial sites that are suitable for redevelopment.
This can be particularly relevant if you are looking for a brownfield site for commercial, industrial or mixed-use purposes.
Online property and land portals
Online portals can provide access to a wide range of development opportunities.
Do not limit your search to the exact phrase “brownfield land”. Sites may instead be described as development land, redevelopment opportunities, former industrial sites, former commercial sites, employment land or development sites.
Property auctions
Brownfield and redevelopment opportunities are also sometimes offered through auctions.
Before bidding, review the legal pack and investigate planning, title, access, services and the physical condition of the site. Make sure you understand the auction terms and the financial commitment involved.
Direct landowner opportunities
Some landowners may be prepared to sell previously developed land that is not yet widely marketed.
If you have a clearly defined search, registering your requirements with a specialist land agency can provide another route to identifying potential opportunities.
Does brownfield land automatically have planning permission?
No. Brownfield status does not automatically give a site planning permission.
A previously developed site may have planning permission, an allocation in a local plan, previous planning history or no relevant planning permission at all.
If you are buying the land because you intend to develop it, establish exactly what planning position applies to the individual site.
Where development potential is being suggested rather than supported by an existing permission, treat that potential as something that needs to be investigated rather than guaranteed.
What should I check before buying brownfield land?
Brownfield sites can have particular opportunities, but they can also have additional risks associated with their previous use.
1. Planning history
Investigate the site’s planning history.
Previous applications, permissions, refusals and conditions can all provide useful information about how the site has been considered by the local planning authority.
However, previous planning decisions do not necessarily determine the outcome of a future application. Planning policies and circumstances can change.
2. Current planning policy
Check the relevant local planning policies and any site-specific allocations or designations.
A site may have development potential without having planning permission, but its prospects need to be assessed against the current planning framework.
3. Previous use
Find out what the land was previously used for.
A former residential site may have a very different history from a former industrial, manufacturing, fuel storage or waste-related site.
The previous use can help identify investigations that may be appropriate before purchase.
4. Contamination and ground conditions
Depending on the site’s history, contamination and ground conditions may need to be investigated.
Potential remediation costs can be significant on some previously developed sites, so this should be considered as part of the overall assessment rather than looking only at the purchase price.
5. Access
Check how the site is accessed and whether the legal rights are adequate for the proposed development.
If the site will be used for residential or commercial development, consider vehicle access, servicing, deliveries, parking and emergency access where relevant.
6. Existing buildings
If buildings remain on the site, establish their condition, legal status and potential future use.
Depending on the proposed development, refurbishment, conversion or demolition may all need to be considered.
7. Utilities and infrastructure
Investigate the availability and capacity of utilities including electricity, water, drainage and telecommunications.
Existing services can be useful, but their presence does not necessarily mean that they have sufficient capacity for a new development.
8. Title and restrictions
Review the title and identify any covenants, easements, rights of way or other restrictions that could affect the proposed use.
This is particularly important where the development depends on access or services passing through neighbouring land.
Is brownfield land cheaper than greenfield land?
Not necessarily.
The value of a brownfield site depends on its location, planning position, development potential, access, existing buildings, services, ground conditions and the costs associated with bringing it forward.
A brownfield site may have advantages because it has previously been developed, but it can also require substantial remediation, demolition or infrastructure work.
As a result, the headline purchase price should not be considered in isolation.
Assess the whole development opportunity
When comparing brownfield sites, consider both the potential value and the costs of bringing the site forward. A lower purchase price does not necessarily mean a lower overall development cost.
What types of brownfield sites can come to market?
Brownfield opportunities can take many different forms.
- Former industrial sites
- Former commercial sites
- Former residential sites
- Previously developed employment sites
- Redundant buildings and associated land
- Former yards and commercial premises
- Previously developed urban or edge-of-settlement sites
- Sites being marketed for redevelopment
The suitability of each site will depend on its specific planning and physical characteristics.
How do I assess whether a brownfield site is worth considering?
Start by matching the site against your actual requirements.
Consider:
- Location: is the site in the right town, county or area?
- Size: is there enough land for your proposed development?
- Planning: does the existing permission or planning position support your intended use?
- Access: can the site be accessed appropriately?
- Services: are suitable utilities available?
- Ground conditions: are further investigations or remediation likely?
- Budget: can you accommodate both the land purchase and development costs?
- Timescale: how much planning and development work will be required?
This provides a more useful basis for comparison than simply looking at the asking price or acreage.
How to make your brownfield land search more specific
If you are actively looking for a brownfield site, define the requirements that are essential to you before starting the search.
- Location: the areas you are prepared to consider
- Site size: your minimum and maximum acreage
- Intended use: residential, commercial, industrial or mixed use
- Planning: whether you require existing planning permission
- Budget: your maximum purchase price
- Existing buildings: whether you want a cleared site or existing structures
- Access: vehicle, servicing and other access requirements
- Site condition: whether you are prepared to consider land requiring remediation
The clearer your requirements, the easier it is to identify opportunities that are genuinely relevant.
Can Your Landstore help me find brownfield land?
Yes. If you are looking for brownfield land for sale, you can register your requirements with Your Landstore for free.
Tell us where you want to buy, the type and size of site you are looking for, your budget and the planning position you require.
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 brownfield land?
Tell us what type of site 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 brownfield land for sale in the UK?
Brownfield sites can be found through specialist land agents, commercial property agents, online land portals, auctions and direct landowner sales. You can also register your requirements with Your Landstore.
Does brownfield land have planning permission?
Not automatically. Brownfield land can have planning permission, planning history or development potential, but each site’s planning position needs to be checked individually.
Is brownfield land suitable for housing?
Some brownfield sites may be suitable for residential development, but this depends on the individual site’s planning position, location, access, physical characteristics and other considerations.
Can brownfield land be contaminated?
Some previously developed sites may have contamination or other ground-condition issues associated with their former use. The appropriate investigations depend on the individual site and its history.
Is brownfield land cheaper than greenfield land?
Not necessarily. The value of a site depends on its location, planning position, development potential and costs such as remediation, demolition and infrastructure.
Can I register a search for brownfield 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.
