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How to sell land for development
If you have a large garden or parcel of land, you may be considering how best to sell land to a developer. There are a number of practical and legal aspects to land sales, and therefore by working with a reputable land sales agent and valuer you can avoid potential pitfalls, find a developer to buy your land, and realise the best achievable price for your asset. A land and development broker can assess your land and advise on local and national planning policies and how the potential development site will be viewed in relation to other housing and local amenities.
About the land you want to sell
Many people who own some land may be unaware of its full development potential, whether it be for a single building plot or multiple unit schemes. Before a developer will make an offer to purchase your land, they will need to be confident that they can obtain planning permission for the building or scheme they wish to build. This makes a clear distinction between selling land with planning permission already in place, verses selling land without planning permission.
The need for new housing
The location of the land for sale can affect its potential value. If the site is within an area which has been identified for housing growth, the necessary planning applications may be easier to obtain. A potentially simple planning application will appeal to a developer as it is likely to save time with planning and legal costs, and therefore make your land more valuable. Additionally it is worth checking the status of the 5 year land supply as this will further indicate the demand for housing in the area and its impact on planning applications.
Difference between Brownfield and Greenfield land
UK planning authorities classify the majority of land as Brownfield or Greenfield. These terms relate to the previous and existing use of the site and will be a consideration in achieving planning permission. A brownfield site may have had previous buildings or structures in place but does not include residential gardens, parks or allotments. Greenfield sites can be in both rural and urban areas but will have previously been undeveloped. Brownfield and Greenfield land is different to Green Belt land and therefore understanding how your land is classed is important aspect in realising its true value.
Other Factors that affect the value of land
When valuing a potential development site, your land broker will assess the value based on a number of criteria. This will include points such as ecology, public rights of way, tree preservation orders (TPOs), listed buildings restrictions, and restrictive covenants on the title.
Some other areas that will impact how much you are able to sell you land or building for include:
Land Sales Agents & Brokers
When selling land for development there is a lot to consider, but as long established land sales agents we are happy to advise and assist. We specialise in residential development, valuations and site appraisals, and cover the South West of England, across Bristol, Bath, Gloucestershire, Wiltshire, Dorset and Devon. We have over 30 years experience connecting land and property owners with purchasers, to maximise the value of their land and property. We have assisted in many successful acquisitions including joint ventures, subject to planning deals, land promotion and outright purchase.
For an initial discussion with no obligation, please call Cameron Gray on 07876 197522
