How Much Is My Land Worth in Northamptonshire?

How Much Could Development Land Be Worth in Northamptonshire?

This is often the first question landowners ask. The reality is that development land values vary considerably depending on location, planning status and market conditions.

Northamptonshire is a well-connected county with strong links to Northampton, Kettering, Wellingborough, Corby, Daventry, Towcester and Brackley, Worcester, Birmingham, the M1, A14 and A45 corridors and the wider East Midlands economy. The county includes established towns, villages, employment areas, countryside edges, riverside locations and strategic transport connections. As a result, land with genuine development potential can command significant values compared with existing agricultural, paddock, equestrian or amenity use. Agricultural land may be worth only a fraction of the value achieved by land with planning permission.

While every site is different, obtaining planning permission can dramatically increase land value.

The key is understanding whether your land has realistic development potential before making decisions about selling.

That is exactly what our free assessment aims to establish.

The latest land value estimates for Northamptonshire, published by the Ministry of Housing, Communities and Local Government (MHCLG), indicate that residential development land with planning permission could be worth between £800,000 and £2 million per acre, depending on the density of the development. These figures highlight the significant uplift in value that can be achieved when suitable land secures planning consent.

Residential development land values can vary significantly across Northamptonshire depending on location, planning status, density, infrastructure costs, abnormal development costs and market demand. However, land with planning permission for housing can be worth substantially more than land used for agriculture, grazing, equestrian or amenity purposes. These potential value differences highlight why it is important to obtain a professional assessment before deciding whether to sell or promote land.

Why Northamptonshire is an Attractive Area for Development

Northamptonshire occupies a strategically important position in the East Midlands and the wider South Midlands. The district includes the main towns of Northampton, Kettering and Wellingborough, together with villages, rural communities, employment locations, countryside areas and land close to the River Nene and the wider Northamptonshire landscape.

As demand for new homes and employment land continues across Northamptonshire and the wider East Midlands, suitable sites within Northamptonshire may remain important, particularly where they are well connected, deliverable and capable of being promoted through the planning system.

This creates opportunities for landowners whose land is located:

• Adjacent to existing settlements
• Close to local services and facilities
• Near public transport connections
• On the edge of villages and towns
• Within areas being considered through future planning policy reviews

Land that may appear unlikely to be developed today can become significantly more valuable if it is promoted successfully through the planning system.

We Assess Land Across Northamptonshire and Nearby Areas

We review land across Northamptonshire, including land within West Northamptonshire and North Northamptonshire. We assess edge-of-settlement sites, urban fringe land, paddocks, agricultural land, brownfield opportunities and larger strategic land holdings for their potential development value.

Here Are Just Some of the Towns and Villages We Cover in and Around Northamptonshire

• Northampton
• Kettering
• Wellingborough
• Corby
• Daventry
• Towcester
• Brackley
• Rushden
• Raunds
• Irthlingborough
• Oundle
• Higham Ferrers
• Burton Latimer
• Desborough
• Rothwell
• Earls Barton
• Moulton
• Brixworth
• Long Buckby
• Bugbrooke
• Roade
• Deanshanger
• Middleton Cheney
• Silverstone
• Weedon Bec

Land Near Northamptonshire

We also assess land close to the Northamptonshire boundary and throughout the wider East Midlands and South Midlands area, including sites near Milton Keynes, Bedfordshire, Buckinghamshire, Oxfordshire, Warwickshire, Leicestershire, Rutland and Cambridgeshire.

Land Promotion in Northamptonshire

Many landowners are unfamiliar with the land promotion process. In simple terms, land promotion involves identifying development opportunities, securing planning permission and ultimately selling the land to a developer.

Northamptonshire Local Plans and Development Potential

Northamptonshire does not have a single county-wide Local Plan for housing, commercial or mixed-use development. Instead, planning policy is prepared by the two local planning authorities that now cover the county: West Northamptonshire Council and North Northamptonshire Council. Each authority is responsible for preparing its own Local Plan, identifying future housing and employment land requirements, allocating development sites and establishing planning policies that guide growth within its administrative area. As a result, the progress of Local Plan reviews, site allocation exercises and planning policy updates varies across Northamptonshire.

West Northamptonshire Council became the local planning authority for the former areas of Daventry District, Northampton Borough and South Northamptonshire in April 2021. The adopted development plan framework includes the West Northamptonshire Joint Core Strategy, adopted in December 2014, together with the Part 2 Local Plans prepared by the former authorities, including the Daventry Settlements and Countryside Local Plan 2011–2029, adopted in February 2020, the South Northamptonshire Local Plan Part 2 2011–2029, adopted in July 2020, and the Northampton Local Plan Part 2, adopted in March 2023. These documents continue to guide planning decisions while the new West Northamptonshire Local Plan is prepared.

West Northamptonshire Council is progressing a new Local Plan to guide development across the area. The Council's latest Local Development Scheme came into effect in January 2026 and sets out the timetable for the preparation of the West Northamptonshire Local Plan. A Regulation 18 Draft Local Plan consultation ran from 29 January 2026 to 27 March 2026, setting out policy approaches, spatial strategy options and potential site allocations. During 2026, the Council is reviewing representations, updating its evidence base and progressing the plan towards the next statutory stages. This planning context is important for landowners because emerging Local Plan policies, site assessments, spatial strategy decisions and future settlement strategies may influence whether land is considered suitable for future development.

North Northamptonshire Council became the local planning authority for the former areas of Corby, East Northamptonshire, Kettering and Wellingborough in April 2021. The current Local Plan framework includes the North Northamptonshire Joint Core Strategy 2011–2031, adopted on 14 July 2016, together with supporting area-based plans inherited from the former local planning authorities. These policies remain relevant for determining planning applications while the new North Northamptonshire Local Plan is prepared.

North Northamptonshire Council is preparing a new Local Plan for the period 2024–2045. The Council published its updated Local Plan timetable in April 2026, following the commencement of the new plan-making process. The emerging Local Plan will establish future housing and employment requirements, identify growth locations, allocate development sites and set planning policies for Corby, Kettering, Wellingborough, Rushden, Oundle, Raunds, Irthlingborough and the wider rural area. Future consultation stages will provide opportunities for landowners and developers to engage with the plan-making process and promote land for consideration.

Local Plan reviews are particularly important for landowners because they help determine where future homes, employment land, infrastructure and growth should be directed. If your land is well located, available and capable of being delivered, it may have the potential to be promoted through the Local Plan process for future development. Submitting land through a Local Plan review is highly competitive, with councils often assessing hundreds of potential development sites. A professionally prepared submission can significantly improve the prospects of a site being positively considered. The correct strategy will depend on which local planning authority covers your land.

At Value My Land, we undertake a detailed assessment of your land, identify its planning strengths and opportunities, review potential constraints and prepare a robust evidence-based submission tailored to the relevant council's site assessment criteria. This helps ensure that decision-makers fully understand the merits of your land, increasing the likelihood that it is shortlisted, allocated for development or identified as a preferred growth location. While no consultant can guarantee allocation, a professionally promoted site will typically have a far stronger chance of being selected than a site submitted without supporting evidence or strategic planning input.

How it Works

Step 1 – Free Assessment

We review the location, planning context and development potential of your land.

Step 2 – Detailed Appraisal

Where appropriate, we undertake a more comprehensive assessment to understand opportunities and constraints.

Step 3 – Planning Strategy

We identify the most suitable route to securing planning permission.

Step 4 – Promotion

The land is promoted through Local Plan reviews, Call for Sites submissions and planning applications where appropriate.

Step 5 – Sale to a Developer

Once planning permission is secured, the land can be marketed to developers, often resulting in significantly higher values.