How Do I Find Land for Development in the UK?

Finding suitable land for development can be challenging. Development opportunities are often sold through specialist agents, land agencies, property websites, planning networks and direct approaches to landowners, and the right site may not always be openly advertised.

If you want to find land for development, it is important to search beyond the asking price and consider the planning position, location, access, services, site constraints and the potential development value of each opportunity.

What Counts as Development Land?

Development land can take many different forms.

It could be a site with planning permission already in place, a former commercial or industrial site, land within or adjoining a settlement, a redevelopment opportunity or land that may have potential for a future planning application.

For some buyers, development land may mean a site for a single house. For others, it may mean a larger site capable of accommodating multiple homes or another form of development.

This is why it is important to define exactly what you mean by development land before starting your search.

Start by Defining What You Want to Develop

The first step is to decide what type of development you are looking for.

Your search might be for:

• a single building plot;
• a self-build site;
• a small residential development;
• a larger residential development site;
• commercial development land;
• mixed-use development land;
• strategic land; or
• a redevelopment opportunity.

Once you know the type of opportunity you want, you can make your search considerably more targeted.

Where Can I Find Development Land?

There is no single source containing every development opportunity.

Useful sources can include specialist land agents, property portals, planning records, auctions, local contacts and direct approaches to landowners.

Specialist Land Agents

Specialist land agents and land agencies can be useful because they deal specifically with land and development opportunities.

Some opportunities may be marketed publicly, while others may be discussed with known buyers or contacts before or alongside wider marketing.

For a buyer, registering your requirements with a specialist land agency can therefore be useful if you are looking for a particular type of site.

Property and Land Portals

Online property and land portals can provide access to advertised development opportunities.

Search by location and land type, but remember that descriptions and planning information should be independently checked before relying on them.

Planning Applications

Local planning authority websites can provide another source of information.

Planning applications can reveal sites where development has been proposed, approved or previously considered.

This can help identify locations and landowners who may have an interest in development, although a planning application should not be treated as evidence that a new proposal will automatically be acceptable.

Land Auctions

Some development opportunities are sold through auctions.

Auction purchases can involve different timescales and contractual arrangements from a conventional purchase, so buyers should understand the legal pack and obtain appropriate advice before bidding.

Local Knowledge

Local knowledge can sometimes identify opportunities that are not immediately obvious from an online search.

Understanding how an area is changing, where development is taking place and which locations are attracting investment can help you identify areas worth investigating further.

Direct Approaches to Landowners

Some buyers approach landowners directly about land they believe may be suitable for development.

This can be particularly relevant where the land is not currently being marketed for sale.

However, the planning position and commercial terms still need to be considered carefully.

Can I Find Development Land That Is Not Advertised?

Yes. Not every potential development site will necessarily be openly advertised at the time you begin your search.

Some landowners may only consider selling if the right purchaser approaches them, while other opportunities may be marketed privately or through established professional contacts.

This is one reason why clearly communicating your requirements can be useful.

Should Development Land Already Have Planning Permission?

Not necessarily.

Some buyers specifically want land with planning permission because it provides greater certainty about the approved development.

Others are prepared to consider land without planning permission because they are looking for opportunities where planning potential may exist.

These are very different risk profiles.

If planning permission is essential to your purchase, make this clear when searching for land.

How Do I Assess Development Land?

Finding a site is only the beginning. You then need to establish whether it actually works for your intended development.

Important considerations can include:

• planning policy;
• existing planning permission;
• planning history;
• site location;
• access;
• highways;
• services;
• drainage;
• flood risk;
• ecology;
• ground conditions;
• topography;
• site constraints; and
• the likely cost of development.

Check the Planning Position

Planning is often one of the most important considerations when assessing development land.

Find out whether the site has an existing planning permission and, if it does, exactly what has been approved.

If there is no planning permission, investigate the relevant planning policies and planning history before assuming that development will be possible.

Land described as having “development potential” should be assessed carefully. The phrase does not mean that planning permission has been granted.

Check Access and Highways

A site may look suitable on a map but still have difficult access arrangements.

Consider how vehicles would enter and leave the site, whether there is a legal right of access and whether the existing highway network is suitable for the intended development.

For residential development, highway requirements can influence the layout and the number of units that can ultimately be accommodated.

Check Services and Infrastructure

Establish whether the site has access to the infrastructure required for the proposed development.

Depending on the project, this may include:

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

Connection costs and capacity should be considered as part of the overall appraisal.

Check the Development Economics

A site can look attractive from a planning perspective but still not work financially.

For development land, buyers may need to consider the relationship between the land purchase price, the expected value of the completed development and the costs and risks involved in delivering it.

Potential costs can include:

• construction;
• infrastructure;
• abnormal site costs;
• professional fees;
• planning costs;
• finance;
• marketing and sales costs; and
• other project costs.

Developers should carry out their own appraisal and obtain appropriate professional advice before committing to a purchase.

How Much Should I Pay for Development Land?

There is no single price per acre that applies to development land across the UK.

Value can vary considerably depending on location, planning status, development capacity, end values, costs, risk and market conditions.

This means that simply comparing the asking price per acre of two sites may give you a misleading impression of their relative value.

For more background, see our guide to how much development land is worth.

What If I Am Looking for a Small Development Site?

Not every development buyer is looking for a large housing site.

There can also be demand for smaller opportunities suitable for one, two, three or a small number of homes.

If this is what you are looking for, make the size and development type clear when registering your requirements.

You can also browse residential development sites currently available through Your Landstore.

What If I Want a Self-Build Site?

A self-build buyer may be looking for a very different type of opportunity from a housebuilder or property developer.

You may want a single plot with planning permission, or you may be prepared to consider land where planning potential needs to be investigated.

Location, access, services, plot size and the type of property you want to build can all influence the suitability of a site.

Read our guide on where to find land for a self-build for more information.

How Can I Make My Land Search More Effective?

A broad search for “development land” can produce a large number of results, many of which may not be relevant.

A more specific search can save time.

The more clearly you define the opportunity you want, the easier it becomes to assess potential sites against your requirements.

Tell Your Landstore What Development Land You Want

Your Landstore allows buyers to register their land requirements rather than relying solely on searching through advertised opportunities.

You can tell us the type of land you are looking for, your preferred location and other relevant requirements.

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

Development Land Search Checklist

Frequently Asked Questions