How Do I Choose the Right Land to Buy?

Buying land is a major decision, and the right piece of land depends on what you want to do with it. A plot that looks attractive in an advert may not be suitable for your plans once you consider planning, access, services, restrictions, location, cost and the amount of usable land available.

If you are comparing land for sale, it helps to assess each opportunity against the same set of criteria rather than judging it simply by price or acreage.

Start With What You Want to Use the Land For

Before comparing individual listings, decide what you actually want to buy the land for.

Different types of land have very different requirements. For example, someone looking for a self-build plot may be primarily concerned with planning permission, access and the ability to build their proposed home. A buyer looking for development land may be assessing the number of potential units, planning prospects, site constraints and development costs.

Other buyers may be looking for land for a smallholding, equestrian use, agriculture, investment, leisure or an existing business.

You can explore the types of land buyers commonly look for on our Buy Land page, including:

• Building plots
• Self-build sites
• Residential development land
• Commercial development land
• Smallholdings
• Equestrian land
• Farms and agricultural land

1. Consider the Location Carefully

Location is one of the first things to assess when choosing land to buy.

A piece of land can look excellent on paper, but its location may make it unsuitable for your plans. Think about the surrounding area, nearby settlements, roads, services, employment, schools and other facilities where relevant to your intended use.

For development or self-build land, consider whether the site relates well to the existing settlement and whether the surrounding development and character are appropriate for what you are proposing.

If you already know the area you want, it can also be useful to search beyond currently advertised plots. Land that meets your requirements may not always be openly marketed at the time you begin looking.

2. Check the Planning Position

Planning is one of the most important considerations when buying land for development or a self-build project.

First establish whether the land already has planning permission and, if so, exactly what has been approved. Do not assume that an outline or existing permission automatically allows you to build whatever you want.

If the land does not have planning permission, you need to understand whether your intended use may have planning potential. This is not the same as having planning permission, and there is no guarantee that an application will be successful.

Look at the planning history of the site and surrounding area where relevant. Previous applications can provide useful background, although each planning application is considered on its own circumstances.

For a self-build or development purchase, professional planning advice may be appropriate before committing to the land.

3. Look at the Size and Shape of the Land

Acreage is important, but the number of acres alone does not tell you whether land is suitable.

Two sites with the same acreage can have very different development or practical potential depending on their shape, frontage, topography, access and constraints.

Consider:

• Total acreage
• Usable area
• Shape of the site
• Width and depth
• Road frontage
• Slopes and changes in levels
• Existing buildings or structures
• Watercourses, trees or other physical features
• Areas that may be affected by constraints

For development land, the headline acreage should therefore not be treated as the same thing as the amount of land that could actually be developed.

4. Check Access and Highways

Access can have a major effect on whether land is suitable for your plans.

Look at how the site is accessed from the public highway and whether the existing access is suitable for the intended use.

For a development or self-build project, consider matters such as visibility, highway safety, width, turning arrangements and whether any improvements may be required.

You should also establish whether the seller has the legal right to use the access where it crosses land that is not owned by the site.

An apparently simple access arrangement can therefore require both planning and legal investigation.

5. Find Out About Services and Utilities

Check what services are available and where they are located.

Depending on the intended use, this could include:

• Electricity
• Water
• Foul drainage
• Surface water drainage
• Gas
• Telecommunications and broadband

Do not assume that because services are available nearby they can automatically be connected to the site at a straightforward or low cost.

For development land, connection distances, capacity and the route to the site can all affect costs.

6. Consider Ground Conditions and Drainage

The physical characteristics of the land can be just as important as its location.

Depending on the site and intended use, you may need to consider ground conditions, levels, drainage, flooding, contamination, former uses, trees and other environmental constraints.

Some issues may not be obvious from photographs or an estate agent’s description.

If you are considering a significant purchase or development, appropriate technical investigations should form part of your due diligence.

7. Check the Surrounding Land and Uses

Do not assess the site in isolation.

Look at what surrounds it and consider whether neighbouring land uses could affect your plans or the future enjoyment or value of the land.

Depending on the opportunity, this could include:

• Existing residential development
• Commercial or industrial uses
• Farms and agricultural activity
• Major roads
• Railways
• Public rights of way
• Overhead infrastructure
• Existing or proposed development nearby

It is also worth checking the planning position of surrounding land where relevant. A quiet outlook today may not necessarily remain unchanged.

8. Investigate Ownership, Title and Restrictions

Before buying land, the legal position needs to be investigated.

Your solicitor should review the title and identify matters that could affect the way you can use the land.

Depending on the property, this may include:

• Restrictive covenants
• Rights of way
• Access rights
• Rights benefiting neighbouring land
• Overage or clawback provisions
• Leases or occupational arrangements
• Existing charges or other title matters

These issues can be particularly important when buying land for development, because a restriction affecting development or access could materially change the opportunity.

9. Look Beyond the Purchase Price

The cheapest land is not necessarily the cheapest project.

When comparing land for sale, consider the total cost of acquiring and using the land rather than simply comparing asking prices.

Potential costs can include:

• Purchase price
• Stamp Duty Land Tax where applicable
• Legal fees
• Planning fees
• Survey and professional fees
• Highway or access works
• Utility connections
• Groundworks and drainage
• Environmental or technical investigations
• Finance costs
• Construction or development costs

The actual costs will depend on the individual site and your intended use, so appropriate professional advice should be obtained before committing to a purchase.

10. Compare Land on More Than Acreage and Price

When you find several possible opportunities, put them side by side.

A simple comparison can help you identify which sites deserve further investigation.

What Should You Check Before Buying Land?

Before proceeding with a land purchase, your due diligence should be appropriate to the type and value of the opportunity.

For a development or self-build site, this could involve planning, legal, highways, utilities, environmental and ground investigations.

Should You Buy Land Without Planning Permission?

Land without planning permission can sometimes be relevant to buyers looking for planning opportunities, but it carries a different level of risk from land that already has permission.

If you are considering land without planning permission, you should understand why you think your proposed use may be acceptable and obtain appropriate planning advice where necessary.

The fact that neighbouring land has been developed does not by itself mean that planning permission will be granted for your site.

For some buyers, land without planning permission may therefore be worth investigating. For others, the additional planning uncertainty may not fit their requirements.

The important point is to understand the difference before agreeing a purchase price.

What If You Cannot Find the Right Land?

One of the biggest challenges for land buyers is that the exact opportunity they want may not be advertised when they start looking.

You may know the county, acreage, budget and type of land you want, but only find opportunities that are too large, too small, in the wrong location or unsuitable for your intended use.

This is where having a clearly defined search requirement can help.

At Your Landstore, buyers can tell us what type of land they are looking for, where they want it and what their requirements are. We can then consider suitable land opportunities against those requirements.

There is no guarantee that a suitable opportunity will be available, but registering your requirements means your search is clearly defined rather than relying entirely on checking listings yourself.

When Should You Get Professional Advice?

For a straightforward purchase, your solicitor will normally deal with the legal due diligence required for the transaction.

For development or self-build land, however, you may also need advice from other professionals depending on the opportunity.

This could include planning consultants, architects, highways consultants, surveyors, engineers, environmental specialists or other technical advisers.

The appropriate professional team will depend on the land and what you intend to do with it.

Getting the right advice before exchanging contracts can help you understand the risks and costs associated with the particular opportunity.

Choosing the Right Land Is About Suitability, Not Just Price

When you are comparing land for sale, it can be tempting to focus on the cheapest price per acre or the largest amount of land for your budget.

But the most useful question is whether the land actually works for what you want to achieve.

A smaller site in the right location with appropriate planning permission and good access may be more suitable for one buyer than a much larger site with significant constraints.

Equally, a buyer specifically looking for agricultural, equestrian or smallholding land may have completely different priorities from someone looking for a residential development site.

Start with your requirements, assess each opportunity against them, and investigate the important issues before making a commitment.

Frequently Asked Questions About Choosing Land to Buy

Looking for land right now? Browse land for sale across the UK or explore our current land listings.