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When you are looking at several pieces of land for sale, comparing them purely by asking price or acreage can be misleading. Two sites with similar prices can have very different planning positions, access arrangements, services, restrictions and potential uses.
A better approach is to compare each opportunity against the things that matter to you and the purpose for which you intend to use the land.
How should I compare land for sale?
Compare land by looking at its price, acreage, location, planning position, access, services, restrictions, condition and suitability for your intended use. For development land, also consider the planning potential and the likely costs involved in bringing the site forward.
The cheapest land is not necessarily the best fit, and the largest site is not necessarily the most useful. The right opportunity depends on what you want to achieve with the land.
TELL US WHAT LAND YOU’RE LOOKING FOR →Start by deciding what matters to you
Before comparing different listings, establish the requirements that are important to you.
A self-build buyer may be primarily interested in a single building plot with planning permission. A developer may be looking for several acres with residential development potential. Another buyer may want agricultural land, a smallholding, equestrian land or land for a commercial use.
Questions to ask yourself
- What do I want to use the land for?
- How much land do I actually need?
- Where do I want to buy?
- Do I need planning permission already in place?
- Am I prepared to consider land without planning permission?
- What is my maximum budget?
- How important is road access?
- Do I need mains services?
- Are there particular buildings or features I need?
- How much additional work and cost am I prepared to take on?
Once you know your priorities, you can compare opportunities against the same criteria rather than judging each listing in isolation.
Compare the price and the acreage
Price is obviously important, but the headline asking price does not tell you everything about the value or usefulness of a piece of land.
Look at the total acreage as well as the price. You can calculate a simple price-per-acre figure to help compare sites, but treat it as a starting point rather than a valuation.
Land values vary substantially depending on location, planning status, land quality, access, services and potential use.
Price per acre is not the whole story
Two sites can have the same price per acre but very different potential. A site with planning permission, good access and services nearby may have very different characteristics from agricultural land with no residential planning prospects.
Compare the location
Location can have a major influence on both the usefulness and value of land.
When comparing opportunities, consider how close each site is to the places and facilities that matter to you.
- Nearest town or village
- Road connections
- Schools and services
- Employment areas
- Public transport
- Local amenities
- Surrounding development
- Character of the surrounding area
For development land, the location may also influence demand for the eventual homes, commercial space or other development.
Compare the planning position
Planning can be one of the most important differences between two apparently similar land opportunities.
Check whether the land has:
- Full planning permission
- Outline planning permission
- Planning permission subject to conditions
- A previous planning history
- An existing lawful use
- No relevant planning permission
If planning permission has already been granted, look at what has actually been approved rather than relying only on the description in the listing.
Check the approved plans, conditions, access arrangements and any obligations attached to the permission.
If planning permission has not been granted, do not assume that permission will necessarily be obtained simply because the site appears suitable for development.
You can also read our guide to buying land with planning permission if you are comparing sites where permission is already in place.
Compare access
Access is easy to overlook when comparing listings, particularly when photographs make a site appear straightforward.
Check how each property is accessed and whether the necessary rights are established.
For development land, consider whether the existing access is suitable for the proposed use and whether improvements may be required.
For agricultural or rural land, also consider whether vehicles, machinery, trailers or livestock can practically access the relevant parts of the holding.
Compare services and infrastructure
Find out how each site is served by utilities and other infrastructure.
Depending on the land and its intended use, you may need to consider:
- Electricity
- Water
- Drainage
- Gas
- Telecommunications
- Road infrastructure
A site that appears cheaper may require significant expenditure to connect services or improve infrastructure.
For development land, investigate the availability and likely connection arrangements for the proposed development rather than assuming services will be straightforward.
Compare the physical characteristics of the land
The physical characteristics of a site can affect what you can do with it and the cost of doing so.
Look at factors such as:
- Shape and layout
- Topography
- Ground conditions
- Drainage
- Flood risk
- Vegetation and trees
- Watercourses
- Existing buildings
- Boundary arrangements
A site that looks attractive on a map may prove less practical once its physical constraints are understood.
Compare restrictions and legal issues
Land can be affected by legal restrictions that are not immediately obvious from an online listing.
When progressing a purchase, your solicitor should investigate the title and relevant legal matters.
Depending on the property, this may include:
- Rights of way
- Access rights
- Restrictive covenants
- Overage provisions
- Wayleaves and easements
- Drainage rights
- Shared access arrangements
- Other title restrictions
These matters can have a significant bearing on how the land can be used.
Compare the total cost, not just the asking price
One of the biggest mistakes when comparing land is concentrating on the purchase price alone.
Depending on the opportunity, you may also need to allow for professional and development costs.
Potential additional costs
- Stamp Duty Land Tax where applicable
- Solicitor and conveyancing costs
- Survey costs
- Planning and professional fees
- Architectural fees
- Highways and access works
- Utility connections
- Drainage works
- Ground investigations
- Site clearance
- Construction or infrastructure costs
- Financing costs
The relevant costs will depend heavily on the type of land and what you intend to do with it.
Compare development potential carefully
If you are comparing land for development, the most important question may not be which site is cheapest but which site best fits your development objectives.
Consider:
- Existing planning permission
- Planning history
- Local planning policies
- Site location
- Access
- Services
- Site constraints
- Potential development area
- Likely professional requirements
- Potential abnormal costs
A larger site does not automatically provide better development potential. Equally, a smaller site may be constrained in ways that are not immediately obvious from the listing.
If you are specifically looking for development opportunities, you can also read How to Find Land for Development in the UK.
Use a simple comparison table
Once you have several potential properties, putting the information into one table can make differences much easier to see.
| Factor | Site A | Site B | Site C |
|---|---|---|---|
| Asking price | £… | £… | £… |
| Acreage | … | … | … |
| Price per acre | £… | £… | £… |
| Planning position | … | … | … |
| Access | … | … | … |
| Services | … | … | … |
| Key constraints | … | … | … |
| Potential additional costs | … | … | … |
You can then investigate the strongest opportunities in more detail before spending money on surveys, professional advice or legal work.
Do not compare land based only on photographs
Online photographs are useful for getting an initial impression, but they cannot tell you everything about a site.
Where possible, visit the land and look at the surroundings, access, boundaries, topography and relationship with neighbouring properties.
For development sites, consider how the site actually works on the ground rather than relying solely on the marketing description.
What makes one land opportunity more suitable than another?
There is no universal answer because suitability depends on the buyer.
A buyer looking for a self-build plot may prioritise planning permission and location. An agricultural buyer may place greater importance on land quality and access. A developer may focus on planning potential, site constraints, access, infrastructure and development costs.
The useful comparison is therefore not simply “which land is cheapest?” but “which opportunity best fits what I am trying to achieve?”
Think about the whole proposition
Price, acreage, planning, access, services, restrictions and potential costs all need to be considered together. Looking at one factor in isolation can give a misleading impression of the opportunity.
Can I tell Your Landstore what type of land I am looking for?
Yes. If you know the type of land you want to buy, you can register your requirements with Your Landstore.
You can provide information about the location, land type and other requirements that matter to you.
When new land opportunities are listed, those requirements can be considered against the characteristics of the land. Where there is a suitable match, relevant registered buyers can be contacted about the opportunity.
This gives buyers another way to search for land while continuing to review opportunities themselves.
Looking for Land to Buy?
Tell Your Landstore what you are looking for and register your buyer requirements. We can then consider suitable land opportunities against your search criteria as new land comes to market.
TELL US WHAT YOU’RE LOOKING FOR →Frequently Asked Questions
How do I compare land for sale?
Compare land using the same criteria for each opportunity, including price, acreage, location, planning, access, services, restrictions, physical characteristics and likely additional costs.
Is price per acre a good way to compare land?
Price per acre can be useful as a simple comparison, but it should not be used on its own. Planning status, location, land quality, access, services and development potential can all affect the value and usefulness of land.
Should I buy the cheapest land?
Not necessarily. The cheapest land may have planning, access, service, legal or physical constraints that make it less suitable for your intended use. Compare the whole opportunity rather than the asking price alone.
What should I check before buying land?
You should investigate matters such as planning, access, title, restrictions, services, flooding, ground conditions and the suitability of the land for your intended use. Professional legal and technical advice may be appropriate depending on the purchase.
How do I compare development land?
For development land, compare the planning position, location, access, services, site constraints, potential development area and likely professional and infrastructure costs as well as the purchase price.
Can Your Landstore help me find suitable land?
You can register your requirements with Your Landstore. Your search criteria can then be considered against new land opportunities when they are listed, with relevant registered buyers contacted where there is a suitable match.
Find Land for Sale
If you are ready to start your search, you can browse land for sale across the UK.
If you know what you are looking for but have not found the right opportunity yet, register your search with Your Landstore.
