Buying land in the UK: How to find a building plot

Buying land in the UK is an exciting opportunity for those looking to self‑build, enabling individuals to find a plot of land in an ideal location and create a bespoke home.

However, securing the right piece of land is not always as straightforward as purchasing a property through traditional methods.

What is a plot of land?

A plot of land or building plot refers to a defined area within a parcel of land. Sales particulars usually include a title plan from HM Land Registry, based on Ordnance Survey mapping, showing the land outlined in red. These plans give a general indication of boundaries and are usually produced at scales suitable for either urban or rural areas.

If you are buying land in the UK it is worth knowing that the terminology used in land sales can often be more complex than that used in residential property listings. Engaging the services of a property finder can provide invaluable assistance in identifying and securing a plot that meets your requirements.

Types of land: Brownfield vs Greenfield

There are two primary types of land available to purchase in the UK:

• Greenfield Land: Undeveloped land, such as fields or meadows.
• Brownfield Land: Previously developed land or land that has had buildings on it.

While it is possible to build on either type of land, planning approval is often more achievable on brownfield sites. While brownfield plots can sometimes be easier to secure planning approval for, they may still face rules on design, density, or the need to deal with contamination. Height and footprint limits can apply in some cases, but these depend on local planning policies rather than being automatic.

UK government policy encourages the use of brownfield land for new housing to help reduce urban sprawl. The latest planning framework gives local councils clear guidance to prioritise these sites, especially where there’s strong demand for new homes. Local authority land assessments often reflect this focus.

What can you build on the land?

Land classifications and planning constraints dictate what can be developed. Key considerations include:

• Green Belt, Areas of Outstanding Natural Beauty (AONB), and Conservation Areas have strict building restrictions. Building on Green Belt land is generally not allowed unless there are very special circumstances. Recently, some policymakers have suggested a “grey belt” approach, where lower‑quality parts of the Green Belt could be considered for housing if local need is high.
• Agricultural vs Residential Land: Agricultural land requires change of use permission before residential development. Under certain conditions, Class Q permitted development rights may allow the conversion of agricultural buildings to dwellings without full planning permission.
• Permitted Development Rights: In some areas, extensions or small builds may not require full planning permission, though this varies by location.

Choosing the right location

Factors influencing location choice include:

• Rural vs Urban: Rural land is generally more affordable, while urban land is scarcer and commands higher prices.
• Popular Self‑Build Regions: Scenic areas for example Devon, Cornwall, the Lake District, and parts of Scotland.
• Investment Consideration: Some locations in commuter belts or urban fringes, for example, parts of London, Birmingham, and Manchester, have seen regeneration projects aimed at revitalising communities and supporting local economies.

Cost factors for buying land in the UK

The cost of buying land in the UK varies significantly depending on multiple factors. In addition to location, considerations include:

• Planning Permission: Land with full planning permission often carries a premium.
• Infrastructure: Availability of roads, utilities, and amenities significantly affects price.
• Hidden Costs: Legal fees, surveys, environmental checks, and potential levies such as the Community Infrastructure Levy (CIL) or Section 106 agreements should be considered.

Understanding planning permission

If you intend to build, obtaining planning permission is essential. Some plots are sold with permission already in place, though these can command higher prices. If changes are needed, additional approval is required.

• Outline Permission: Indicates approval in principle but requires submission of final details.
• Restrictive Covenants: Legal clauses, often imposed by neighbouring landowners, may limit development options.
• Class Q Conversions: Under certain conditions, agricultural buildings may be converted to residential use without full planning.

Using the Planning Portal and consulting a planning expert can help assess the viability of a project.

Common pitfalls when buying land

Access issues

Buyers should be aware of ransom strips. These are small pieces of land retained by previous owners that may block legal access and can require significant payments to unlock rights of way.

Some plots also lack legally secured access, requiring negotiation with neighbouring landowners. Ensuring unrestricted access is a critical legal check before purchasing any plot of land.

Infrastructure costs

Installing essential services such as roads, drainage, water, electricity, and broadband can be costly. These vary by location and should be budgeted early in the process.

Planning rejection risks

Not all plots receive approval. Local authority policies, protected views, neighbour objections, and environmental concerns can result in refusal. Reviewing historic planning applications and seeking advice can mitigate this risk.

Environmental considerations

Planning applications may require ecological assessments. Sites home to protected species (e.g., bats, great crested newts) or within Sites of Special Scientific Interest (SSSIs) may face strict development controls.

Using Natural England and DEFRA interactive tools to assess ecological or environmental constraints before purchasing can provide valuable insight.

Importance of land surveys

Commissioning a professional land survey is crucial. Chartered surveyors can identify:

• Exact legal boundaries (which may differ from physical markers).
• Presence of rights of way, power lines, or underground utilities.
• Flood risk, subsidence issues, or ground contamination.

It is prudent to consult the Environment Agency flood map as part of your environmental due diligence.

The process of buying land in the UK

Hiring an experienced conveyancing solicitor is essential. Key steps include:

• Title and Boundary Checks via HM Land Registry.
• Local Authority Searches to identify planning and infrastructure constraints.
• Drainage and Sewer Searches to identify any public infrastructure beneath the land.
• Environmental Searches for contamination or protected habitats.

Using professionals with local expertise is invaluable in navigating these complexities.

Differences within the UK

While many of the same principles apply across the UK, Scotland and Northern Ireland operate under their own planning and legal frameworks. In Scotland, the equivalent of outline planning permission is called Planning Permission in Principle (PPiP).

There are also differences in land registration, development rights, and the buying process. Instead of Areas of Outstanding Natural Beauty, Scotland uses National Scenic Areas for similar protections.

Northern Ireland also has its own planning system and rules, which differ from those in England, Wales, and Scotland.

How to find a building plot

Finding land is often the hardest part of self‑building, as plots are not always listed on major property platforms.

At Garrington Property Finders, we assist clients in sourcing both listed and off‑market land opportunities. Our established relationships with estate agents and deep local knowledge often enable us to identify sites before they reach the open market.

If you are considering buying land in the UK, please contact us without obligation to discuss your land acquisition plans and learn more about our bespoke property‑finding services.