How Much Is My Land Worth in Nottinghamshire?

How Much Could Development Land Be Worth in Nottinghamshire?

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.

Nottinghamshire is a strategically important East Midlands county with strong links to Nottingham, Mansfield, Newark-on-Trent, Worksop, Retford, the M1, the A1, the A46, East Midlands Airport and the wider regional economy. The county includes major urban areas, market towns, former coalfield communities, sustainable villages, employment locations, countryside edges and strategic transport corridors. 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 Nottinghamshire, published by the Ministry of Housing, Communities and Local Government (MHCLG), indicate that residential development land with planning permission could be worth between £900,000 and £2.1 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 Nottinghamshire 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 Nottinghamshire is an Attractive Area for Development

Nottinghamshire occupies a strategically important position in the East Midlands. The county includes the main towns and settlements of Nottingham, Mansfield, Newark-on-Trent, Worksop, Retford, Sutton-in-Ashfield and Kirkby-in-Ashfield, together with villages, rural communities, employment locations, countryside areas and land close to the River Trent, Sherwood Forest and the wider Nottinghamshire landscape.

As demand for new homes and employment land continues across Nottinghamshire and the wider East Midlands, suitable sites 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 Nottinghamshire and Nearby Areas

We review land across Nottinghamshire, including land in and around Nottingham, Mansfield, Newark-on-Trent, Worksop, Retford and the county's towns and villages. 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 Nottinghamshire

• Nottingham
• West Bridgford
• Beeston
• Arnold
• Hucknall
• Mansfield
• Sutton-in-Ashfield
• Kirkby-in-Ashfield
• Newark-on-Trent
• Worksop
• Retford
• Bingham
• Radcliffe-on-Trent
• Eastwood
• Stapleford
• Kimberley
• Carlton
• Gedling
• Calverton
• Southwell
• Ollerton
• Edwinstowe
• Tuxford

Land Near Nottinghamshire

We also assess land close to the Nottinghamshire boundary and throughout the wider East Midlands, including sites near Derbyshire, Leicestershire, Lincolnshire, South Yorkshire and the Peak District fringe.

Land Promotion in Nottinghamshire

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.

Nottinghamshire Local Plans and Development Potential

Nottinghamshire does not have a single county-wide Local Plan for housing, commercial or mixed-use development. Instead, planning policy is prepared by the relevant local planning authorities across the county, including Nottingham City Council, Ashfield District Council, Bassetlaw District Council, Broxtowe Borough Council, Gedling Borough Council, Mansfield District Council, Newark and Sherwood District Council and Rushcliffe Borough 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 Nottinghamshire.

Nottingham City Council's adopted planning framework includes the Aligned Core Strategy, which guides strategic development to 2028, and the Land and Planning Policies Document, which was adopted on 13 January 2020. The City Council is also participating in the Greater Nottingham Strategic Plan alongside Broxtowe Borough Council and Rushcliffe Borough Council. The Greater Nottingham Strategic Plan has progressed through consultation stages, including a Preferred Approach consultation in 2022/2023, Publication Draft work in 2024 and a revised Publication Draft consultation in March and April 2025. Examination hearings are scheduled to commence in July 2026. This emerging strategic plan is important for landowners because it will influence future housing, employment, infrastructure and strategic growth requirements across Greater Nottingham.

Broxtowe Borough Council's current planning framework includes the Aligned Core Strategy, adopted in September 2014, and the Part 2 Local Planning Document, adopted in 2019. Broxtowe is continuing to progress the Greater Nottingham Strategic Plan with Nottingham City Council and Rushcliffe Borough Council, following Gedling Borough Council's decision to withdraw from the joint process. During 2025 and 2026, Broxtowe has continued to support strategic plan preparation, examination work and evidence updates. Landowners in and around Beeston, Stapleford, Eastwood, Kimberley and Toton should monitor the Greater Nottingham Strategic Plan and future Part 2 plan review work, as these may influence future site allocations, settlement strategies and development potential.

Rushcliffe Borough Council's current planning framework includes the Core Strategy and the Local Plan Part 2, which was adopted in October 2019. Rushcliffe is also progressing the Greater Nottingham Strategic Plan with Nottingham City Council and Broxtowe Borough Council. The emerging plan will help establish the strategic distribution of housing and employment growth to 2041 and is expected to shape future planning decisions across West Bridgford, Bingham, Radcliffe-on-Trent, Cotgrave, Keyworth, East Leake and surrounding settlements. Future local plan and site allocation work following adoption of the strategic plan may provide opportunities for landowners to promote suitable land.

Gedling Borough Council's current planning framework includes the Aligned Core Strategy, adopted in 2014, and the Local Planning Document, adopted in 2018. Gedling Borough Council has withdrawn from the Greater Nottingham Strategic Plan and has agreed to prepare its own Gedling Local Development Plan covering both strategic and non-strategic matters. During 2025 and 2026, the Council has been progressing the early stages of this new local plan process, including work on its Local Development Scheme and evidence base. This is particularly relevant for landowners in and around Arnold, Carlton, Gedling, Calverton, Burton Joyce, Ravenshead and surrounding villages.

Ashfield District Council is progressing a new Local Plan for the district. The emerging Ashfield Local Plan was submitted for independent examination on 29 April 2024 and the examination process has continued through 2025 and 2026. The plan will establish future housing, employment, infrastructure and environmental policies across Sutton-in-Ashfield, Kirkby-in-Ashfield, Hucknall and surrounding communities. Landowners should monitor the examination process, proposed modifications and adoption timetable, as emerging plan policies and allocations may affect whether land is considered suitable for future development.

Bassetlaw District Council adopted the Bassetlaw Local Plan 2020–2038 on 29 May 2024. The adopted plan replaced the former Core Strategy and Development Management Policies DPD and now provides the principal planning framework for Worksop, Retford, Harworth and Bircotes, Tuxford and the wider district. Following adoption, the Council will continue to monitor housing delivery, employment land supply, infrastructure delivery and the effectiveness of allocated sites. Even where a recently adopted plan is in place, landowners should continue to monitor future reviews, housing land supply updates and site assessment work.

Mansfield District Council adopted the Mansfield District Local Plan 2013–2033 on 8 September 2020. The Council is reviewing the plan to reflect updated housing requirements, national planning policy changes and new evidence. Regulation 18 consultation work has been progressed as part of the Local Plan Review, with continuing work during 2025 and 2026 on site assessment, strategy options, sustainability appraisal and housing distribution. This may be relevant for landowners in Mansfield, Mansfield Woodhouse, Warsop and nearby settlements where future growth options are being considered.

Newark and Sherwood District Council's current development plan includes the Amended Core Strategy, adopted in 2019, and the Allocations and Development Management Development Plan Document. The Council has been reviewing these documents and has confirmed work on a new Local Plan to replace the existing Local Development Framework. During 2025 and 2026, the Council has continued evidence gathering and plan preparation work for the new local plan. This is important for landowners around Newark-on-Trent, Southwell, Ollerton, Edwinstowe, Clipstone and the district's rural settlements, as future plan work may influence site allocations, settlement boundaries and growth locations.

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. The most appropriate strategy will depend on which local planning authority covers your land. A professionally prepared submission can significantly improve the prospects of a site being positively considered.

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.