Selling Land Today
An immediate sale offers simplicity and certainty. The landowner receives a purchase price without having to wait for the planning process, fund technical work or become involved in a longer-term promotion strategy.
However, buyers will usually account for planning risk when determining their offer. If planning permission has not been secured, there is uncertainty regarding whether development will ultimately be approved, how many units may be permitted and when the site can be brought forward. As a result, purchasers will typically discount their offer to reflect those risks and the costs they will incur in pursuing planning permission.
This means future development value may not be fully reflected in the purchase price. While an immediate sale can provide a quick and straightforward exit, landowners should carefully consider whether the certainty of selling now outweighs the potential uplift that could be achieved by securing planning permission or promoting the land through the planning system before a sale. In some cases, the difference in value can be substantial.
The benefits of selling land quickly include:
For some landowners, the certainty and simplicity of an immediate sale can outweigh the potential benefits of pursuing planning permission, particularly where a quick sale is a priority or development prospects are uncertain.
The Benefits of Waiting for Planning Permission Can Include:
For many landowners, waiting to secure planning permission can be an effective way of maximising the value of their land. Planning consent can provide greater certainty regarding the site's development potential, reduce planning risk for prospective purchasers and attract increased interest from developers and housebuilders. This often leads to stronger competition, improved negotiating leverage and the potential to achieve a significantly higher sale price. While obtaining planning permission requires patience and there is no guarantee of success, the uplift in value achieved through a successful planning outcome can, in some cases, be substantial.
Waiting for Planning Permission
Planning permission often has the greatest impact on land value. By reducing planning risk and providing greater certainty over what can be built, planning consent can significantly increase a site's attractiveness to developers and housebuilders.
The trade-off is time. Obtaining planning permission can take months or, in some cases, several years depending on the strategy pursued, the complexity of the site and the local planning authority's requirements. Landowners may also need to navigate site assessments, technical studies, public consultations and, in some cases, planning appeals before consent is secured.
However, many landowners are prepared to wait because the potential uplift in value can be substantial. A successful planning permission can transform land from agricultural, paddock, equestrian or amenity use into a development opportunity, often resulting in a significant increase in market value. The decision ultimately comes down to balancing the certainty and speed of an immediate sale against the potential financial benefits of securing planning permission before bringing the land to market.
What Influences the Decision?
The decision to sell land immediately or wait for planning permission will depend on a range of factors, including the landowner's objectives, timescales and appetite for risk. Considerations may include the likelihood of securing planning permission, the potential uplift in value, current market conditions, personal financial circumstances and how quickly funds are required. The planning status of the land, local development pressures and the strength of the site's development prospects can also play an important role. Every site is different, which is why obtaining professional advice and a thorough assessment of the land's potential is often an important first step.
Planning Prospects
Sites with strong development potential often justify further promotion.
Local Plan Opportunities
Emerging allocations may increase future value.
Personal Circumstances
Some landowners prioritise certainty and speed.
Others prioritise achieving the highest possible return.
Risk Tolerance
Pursuing planning opportunities inevitably involves some degree of uncertainty.
Is There a Middle Ground?
Many landowners seek a solution that allows them to pursue planning value without having to fund the planning process themselves or take on the associated risks and costs.
This is where arrangements such as Promotion Agreements can be particularly attractive. Under a Promotion Agreement, Value My Land funds and manages the planning process on the landowner's behalf, including the preparation of technical reports, planning submissions, site promotion and negotiations with the local planning authority.
If planning permission is successfully secured, the land is typically marketed and sold on the open market, helping to maximise competition between developers and achieve the best possible sale price. Value My Land is then paid an agreed percentage of the sale proceeds, meaning its interests are directly aligned with those of the landowner.
For many landowners, this provides a practical middle ground between selling immediately and pursuing planning permission independently. It offers the opportunity to benefit from any increase in value generated through the planning process whilst leaving the technical, financial and project management aspects to an experienced land promotion team.
This is often achieved through strategic land promotion arrangements, where the planning process is funded and managed by a third party such as Value My Land. Under this approach, the promoter covers the costs of planning, technical reports, consultant fees and other associated expenses, allowing the landowner to pursue the site's development potential without having to fund the process themselves. If planning permission is successfully secured and the land is sold, the promoter is typically paid a pre-agreed percentage of the sale proceeds, ensuring that the promoter's interests remain aligned with those of the landowner.
Frequently Asked Questions
Free Land Strategy Review
Value My Land can assess your site's planning prospects and help you understand whether selling now or pursuing planning opportunities is likely to deliver the better outcome.