Residential
Homes for sale. Sell the site, or build and sell?
Building homes to sell is the most familiar route, and on most sites it is the one every other option is measured against. The return depends on getting the number and mix of homes right, the affordable housing and other obligations, the build cost and the price and pace at which the homes will sell.
Who it is for
For landowners with a site that could take new homes, for owners of buildings that could be converted, and for developers and investors bringing schemes forward. Schemes range from a single house on a garden plot to phased developments of several hundred homes.
What to consider
- Planning and affordable housingCouncils usually ask for a share of affordable homes on schemes above a set size, and the threshold and percentage vary. In London, under the current London Plan, schemes offering at least 35% affordable housing (50% on public land and some industrial land) can follow a faster route without a full viability review; for applications validated by 31 March 2028, a temporary route lowers this to 20% on private land. See London.
- Sales values and paceWhat comparable new homes have sold for, how quickly they sold, and who the buyers are. A scheme that sells slowly carries finance and holding costs for longer. From spring 2027 the government’s Your First Home scheme will support some first-time buyers of new-build homes, within local price caps.
- Mix and designThe sizes and types of home local buyers want, and what the council’s policies ask for, balanced against what the site can fit.
- Cost, programme and obligationsBuild cost, abnormal costs, Section 106, the Community Infrastructure Levy and biodiversity net gain, and the time from purchase to the last sale.
- Building safetyResidential buildings of 18 metres or seven storeys and above need approval from the Building Safety Regulator before construction, which adds time and design requirements.
The options
- Sell as it isQuick and simple, but the buyer takes the uplift that planning brings.
- Sell with planning permissionYou fund the planning work and sell a consented site to a builder or developer.
- Joint ventureYou put in the land, a partner funds and builds, and the profit is shared.
- Build and sellYou keep the development profit and carry the cost, finance and sales risk.
- Sell some, rent somePart of the scheme is sold, part is kept or sold to an investor, which can reduce the sales risk.
How we help
- Feasibility studies: what the site or building could become, and what each option costs and returns
- Site identification: finding and securing the right site
- Development management: managing the scheme, including the planning process and the right planning consultant
- Delivery strategy for complex sites
- Project management
Case studies
Guides
Common questions
How many homes will my land take?
It depends on the size and shape of the site, access, neighbours, local policy and the type of home. A feasibility study tests the realistic capacity and the mix before money is spent on design.
Should I get planning permission before selling?
Often, yes, because consent usually adds value. But it costs money and takes time, and the outcome is not certain. Comparing a sale now with a sale after planning shows whether it is worth it.
What affordable housing will the council ask for?
Each council sets its own thresholds and percentages, and the final figure is often negotiated. We check the local policy early so the appraisal reflects it.
Do I need to build the homes myself?
No. Many owners sell with planning permission or bring in a partner. We set out what each route would leave you with.