Self builders - where to find land for sale

[tjk123]

Aside from the obvious like rightmove and local estate agents, where else can a prospective self builder find land for sale? Aware of some subscription websites like plot finder but they don't seem to have very much and are generally quite out of date. Would be interested in the experiences of PHers who've done self builds and sourced land....

[anonymous-user]

Patience and hard graft.

I spent over a year using all those sites and badgering local agents but got nothing.

I also called architects, developers and did some letter drops at houses with large gardens.

In the end a small developer friend who was already too busy told me of a plot that was a rear garden being severed and sold privately.

The real issue with the 'normal' routes is that the developers and agents have it all to themselves so you need to be creative.

[eliot]

i bought a bungalow which was on a street of houses - flattened it and put a large 4 bed on it.
Works financially if its for yourself but not if you are a developer looking for a profit.

[worsy]

It doesn't help I know, but it can be very much region specific. There are loads of around here. I've copied just a few of them to help you see where you could look in your own area.

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

[The Moose]

What sort of budget and what part of the world?

[GetCarter]

Go to the area you want to build and ask in the local pub. Also leave notices in local rags, newsagents etc. You'd be surprised how this can work. Be proactive, not reactive.

[ARHarh]

worsy said:

It doesn't help I know, but it can be very much region specific. There are loads of around here. I've copied just a few of them to help you see where you could look in your own area.

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

http://www.rightmove.co.uk/property-for-sale/prope...

Just what I was thinking, I thought rightmove was full of building plots. there are loads round here and It is a very nice place to live. There are plenty of nice houses as well.

[V8RX7]

As stated it very much depends, where you are and what you want, combined with your budget.

I've found loads on Rightmove, currently offering on 3 within a 10 mile radius.

I've also sold via Plotfinder - local Agents were useless just touting it to Developers who offered sub £100k - I sold it for £170k

The best deals are sub dividing existing plots giving you an almost free site - but these are rare and you need the funds to buy the whole even though you only want to end up with a small part.

[blueg33]

Ordnance survey maps and common sense.

Check planning registers.

[tjk123]

The Moose said:

What sort of budget and what part of the world?

South West, in Wiltshire to be specific. Areas we're looking at broadly speaking is the M4 corridor between Bath and Chippenham but we would look further East a bit more towards Swindon if needed. Although not actually in it! Maybe we are being naive or unrealistic, but we'd want to get something built, including buying the plot for inside the 400k mark.

[V8RX7]

tjk123 said:

South West, in Wiltshire to be specific. Areas we're looking at broadly speaking is the M4 corridor between Bath and Chippenham but we would look further East a bit more towards Swindon if needed. Although not actually in it! Maybe we are being naive or unrealistic, but we'd want to get something built, including buying the plot for inside the 400k mark.

At that level you'd be generally looking at a plot in someone's back / side garden.

I sold mine for £170k and that was a side garden plot for a circa £400k house in the Midlands

[barryrs]

A big factor will be on how much risk you want to take as a plot without planning will be considerably cheaper.

I've just exchanged on a former builders yard in a popular residential area that's just over a third of an acre for £125k as it has no planning. But it is my area of expertise so less daunting than for the average buyer.

The site was found due to looking for commercial property that I could redevelop and no local agents even knew it was for sale as it was marketed by an outside agent acting on behalf of an administrator.

Boots on the ground or hours on the net is my advice and don't count on agents as a plot that doesn't sell quickly is either over priced or has issues.

[twokcc]

Very difficult but done it twice(different villages) both were bungalows with extensive gardens plots. As other says takes lots of footwork patience and some risk if not already got planning permission.
Both bungalows were built in 1960's in conservation areas. They both would have been refused planning permission in conservation area today which makes it easier to get permission to knock them down and replace with something more in keeping.
First found by daughter in law putting a note thro letterbox(garden overgrown) and we purchased ex probate-never went on market but at a vastly inflated price for bungalow. Took 2 years to get planning, council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site.
Second owner had painted for sale notice on end of his garage which you could only see from footpath. Took him 2 years to decide to sell found out later he had already used an agent to esquire about building on plot and authority had advise not viable because of access. He was running a small business from site once that was closed(after purchase) traffic flow was reduced and as a result permission granted.
Neither without risk.
If looking again would start by looking on local authorities planning application maps for large undeveloped house sites(map based on land registry) and then investigate further- but expect to spend a lot of time and effort without achieving a result.
Things to be wary of
trees(in conservation areas) or with TPo's
rights of way.
If you run into a problem get a really good expert- took us 3 goes to find someone to advise how to deal with council re tree in conservation area
If your taking a risk don't expect local authority to act logically sometimes have to do things in stages before anyone even aware that your long term aim is for anew build on the site.
HTH

[V8RX7]

twokcc said:

council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site

The house I developed was covered in mature trees.

Bought on a Friday - all the trees were chopped down on Sunday (when there's no one working at the Council)

[MJG280]

Local Authorities often sell plots or sites with existing buildings that are knackered, especially 60s flat roofed ones.

They will have a sales website that'll be buried in the main Council site which will take a bit of finding.

Also they should have a 'Surplus' property list where they might be open to cconsidering a sale if you find a suitable property.

Edited by MJG280 on Sunday 6th December 20:19

[blueg33]

V8RX7 said:

twokcc said:

council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site

The house I developed was covered in mature trees.

Bought on a Friday - all the trees were chopped down on Sunday (when there's no one working at the Council)

That can backfire

[V8RX7]

blueg33 said:

V8RX7 said:

twokcc said:

council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site

The house I developed was covered in mature trees.

Bought on a Friday - all the trees were chopped down on Sunday (when there's no one working at the Council)

That can backfire

Not really in this case - there was no chance of doing anything if I left the trees in as it was a single plot site and I did check for TPOs in the area - without giving them the exact address - as I've seen them slap a blanket TPO on in the past.

[worsy]

tjk123 said:

The Moose said:

What sort of budget and what part of the world?

South West, in Wiltshire to be specific. Areas we're looking at broadly speaking is the M4 corridor between Bath and Chippenham but we would look further East a bit more towards Swindon if needed. Although not actually in it! Maybe we are being naive or unrealistic, but we'd want to get something built, including buying the plot for inside the 400k mark.

Assuming a 4 bed detached, you'd be looking at paying under 150k for a plot and that would not be likely to yield a developer profit. You could squeeze that up a little more especially if you are building a smaller house and there are no unforeseen issues. Going to be tough I think.

[blueg33]

V8RX7 said:

blueg33 said:

V8RX7 said:

twokcc said:

council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site

The house I developed was covered in mature trees.

Bought on a Friday - all the trees were chopped down on Sunday (when there's no one working at the Council)

That can backfire

Not really in this case - there was no chance of doing anything if I left the trees in as it was a single plot site and I did check for TPOs in the area - without giving them the exact address - as I've seen them slap a blanket TPO on in the past.

I've seen the blanket TPO on planning submission too. But a couple of times cutting down the trees has back fired by alienating the Committee and the local residents

Edited by blueg33 on Monday 7th December 09:39

[monthefish]

blueg33 said:

V8RX7 said:

blueg33 said:

V8RX7 said:

twokcc said:

council decided tree was rare and slapped a TPO on it to prevent us getting additional access to site

The house I developed was covered in mature trees.

Bought on a Friday - all the trees were chopped down on Sunday (when there's no one working at the Council)

That can backfire

Not really in this case - there was no chance of doing anything if I left the trees in as it was a single plot site and I did check for TPOs in the area - without giving them the exact address - as I've seen them slap a blanket TPO on in the past.

I've seen the blanket TPO on planning submission too. But a couple of times cutting down the trees has back fired by alienating the Committee and the local residents

Edited by blueg33 on Monday 7th December 09:39

A TPO will eliminate all possibility of development, whereas alienating the Committee and the local residents will only inhibit development (and may have no effect whatsoever if the proposal is supported buy the planners and doesn't go to committee)