Finding land for a self-build
Finding the right plot of land is often the most challenging part of a self-build project. The location, size, access, services, and planning status of a plot all affect what you can build and how much it will cost. This article covers where to look, what to check, and how to finance your land purchase.
In this guide
Where to find building plots
Building plots are advertised on specialist websites such as Plotfinder and PlotBrowser, as well as on mainstream property portals. Local estate agents, particularly those in rural areas, sometimes handle plot sales. Auctions can be another source, though they require fast decision-making and immediate finance.
The Right to Build register, maintained by local councils in England, allows you to register your interest in self-build plots in your area. Councils with sufficient demand are required to grant planning permission on enough plots to meet registered interest within three years.
Word of mouth and local knowledge should not be underestimated. Drive around areas you like, look for gap sites or land with development potential, and talk to neighbours and local builders. Some of the best plots never reach the open market.
Assessing a plot before you buy
Before committing to a plot, investigate its planning status, access rights, ground conditions, and the availability of services (water, electricity, gas, drainage). Each of these can significantly affect your build costs and timeline.
Commission a site survey and ground investigation to check for issues such as contamination, flood risk, poor soil bearing capacity, or the presence of underground services or protected species. These surveys cost a few thousand pounds but can save you from buying an unbuildable or prohibitively expensive plot.
Check the planning history of the plot and surrounding area. Has planning permission been granted or refused before? Are there restrictive covenants on the land? Is the plot in a conservation area or subject to other planning constraints? Your solicitor should investigate all of these before you exchange.
Financing a land purchase
Some self-build mortgages include the land purchase as the first stage release, while others require you to buy the land separately and then apply for a self-build mortgage for the construction. If you already own the land, its value can count towards your deposit.
If you need to buy land before securing a self-build mortgage, options include a land mortgage, a bridging loan, or using savings. Land mortgages typically require a 50% deposit and have higher rates than residential mortgages, as land without planning permission is considered higher risk.
Land with full planning permission is worth significantly more than land without, and it opens up more financing options. If you are buying land without planning, factor in the cost and risk of the planning application process when calculating your total budget.
Related guides
More guides in our self-build mortgage hub.
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