Finding the Perfect Plot: What to Look for When Buying Land

The Land Search Process

Finding suitable land for your self-build project requires a systematic approach and patience. The average self-builder spends 6-12 months searching before finding the right plot.

Where to Look for Land

• Specialist Plot Websites: PlotSearch, PlotBrowser, and Rightmove's land section
• Estate Agents: Register with local agents and request land alerts
• Auctions: Property auctions often include land with or without planning permission
• Local Authority Registers: Self-build registers maintained by councils
• Direct Approaches: Contacting landowners about potential plot divisions
• Word of Mouth: Informing local builders, architects, and planning consultants of your search

Types of Plots Available

• Greenfield Sites: Previously undeveloped land, often in rural areas
• Brownfield Sites: Previously developed land that may require remediation
• Garden Plots: Subdivided gardens from existing properties
• Replacement Dwellings: Sites with existing buildings for demolition
• Serviced Plots: Land with utilities and access already established
• Custom Build Sites: Developer-led opportunities with infrastructure in place

Essential Plot Evaluation Criteria

When assessing potential plots, consider these key factors to avoid costly mistakes:

Planning Permission Considerations

Understanding the planning status of a plot is crucial for assessing its viability:

Types of Planning Permission

• Outline Planning Permission (OPP): Establishes the principle of development but requires further detailed applications
• Detailed/Full Planning Permission: Comprehensive approval for specific designs and layouts
• Permission in Principle (PiP): Newer two-stage process separating land use decision from technical details
• Self-Build Exception Sites: Special provisions for self-build homes outside normal development boundaries

Assessing Planning Potential

For plots without existing permission:

• Review the Local Plan and development policies
• Check for settlement boundaries and designated areas
• Research precedents for similar developments nearby
• Consider pre-application consultation with planning officers
• Assess alignment with national planning policy

Planning Conditions and Constraints

Even with permission, be aware of potential limitations:

• Design restrictions and material specifications
• Time limits for implementation (typically 3 years)
• Section 106 agreements and Community Infrastructure Levy
• Ecological surveys and mitigation requirements
• Affordable housing contributions on larger plots

Site Access and Infrastructure

Access Considerations

Access issues can make or break a self-build project:

• Legal Access: Ensure the plot has legal right of access from a public highway
• Physical Access: Assess whether construction vehicles can reach the site
• Visibility Splays: Highway authority requirements for safe entry/exit
• Shared Access: Understand maintenance responsibilities and restrictions
• Temporary Access: Options for construction phase if permanent access is limited

Utility Connections

The cost and feasibility of connecting to services can significantly impact your budget:

Utility	Key Considerations	Typical Connection Costs
Water	Distance to mains, pressure requirements, temporary supply	£1,500-£5,000
Electricity	Capacity, distance to grid, transformer requirements	£3,000-£15,000+
Gas	Availability in area, distance to connection point	£2,000-£8,000
Sewerage	Mains availability, fall requirements, alternative options	£5,000-£15,000
Broadband	Fibre availability, rural connectivity options	£500-£5,000

Off-Grid Alternatives

For remote plots, consider these self-sufficient options:

• Water: Borehole, well, or rainwater harvesting systems
• Electricity: Solar PV, wind turbines, or hybrid systems with battery storage
• Heating: Ground/air source heat pumps, biomass boilers
• Sewage: Septic tanks, treatment plants, or composting toilets
• Communications: Satellite broadband, 4G/5G routers

Ground Conditions and Site Surveys

Essential Site Investigations

Understanding what lies beneath the surface is crucial:

• Topographical Survey: Accurate mapping of levels and features (£800-£1,500)
• Soil Investigation: Trial pits or boreholes to assess ground conditions (£1,500-£3,000)
• Contamination Assessment: Testing for pollutants on brownfield sites (£2,000-£5,000)
• Flood Risk Assessment: Mandatory for sites in flood zones (£1,000-£3,000)
• Tree Survey: Assessment of trees affecting development (£500-£1,200)

Common Ground Issues

Be alert to these potential problems:

• Clay Soils: Risk of shrinkage and heave affecting foundations
• Made Ground: Previously filled land requiring enhanced foundations
• High Water Table: Drainage challenges and waterproofing requirements
• Rock Formations: Excavation difficulties and increased costs
• Mining Areas: Subsidence risks and coal mining searches
• Contamination: Industrial pollutants requiring remediation

Financial Evaluation and Making an Offer

Plot Value Assessment

Determining a fair price for land:

• Residual Valuation: End value minus build costs and profit
• Comparable Evidence: Similar plots sold in the area
• Plot-to-House Ratio: Typically 25-40% of completed property value
• Regional Variations: Significant differences across the UK
• Planning Status Premium: Higher values for plots with permission

Hidden Costs to Consider

Beyond the purchase price, budget for these additional expenses:

• Legal Fees: £1,500-£3,000 for land purchase
• Stamp Duty Land Tax: Progressive rates on land value
• Survey Costs: £3,000-£10,000 for comprehensive investigations
• Site Clearance: £5,000-£20,000 depending on vegetation and structures
• Temporary Services: Water and power during construction
• Access Creation: Temporary and permanent driveway costs
• Planning Fees: Application and discharge of conditions

Making a Successful Offer

Strategies for securing your chosen plot:

• Conditional Offers: Subject to planning, surveys, or finance
• Option Agreements: Secure first right to purchase
• Quick Decision Making: Be prepared to move fast on good plots
• Professional Support: Use experienced solicitors and surveyors
• Flexible Terms: Consider staged payments or extended completion dates

Final Checklist Before Purchase

Before committing to a plot purchase, ensure you've completed these essential steps: