Land and new homes in Derbyshire
Land to Homes buys land and partners with landowners in Derbyshire, then takes suitable sites through planning, design and construction to new homes for sale, for rent and for affordable housing. Landowners start with a free site appraisal; home seekers can register their interest.
DerbyshireFree site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Land and homes across Derbyshire
Our Derbyshire coverage takes in 12 towns and cities, centred on Derby and including Swadlincote, Belper and Dronfield. If your land is near a boundary, we also cover Nottinghamshire, Staffordshire and South Yorkshire. Derbyshire is close to our head office in Great Barr, Birmingham.
In and around Derbyshire, the land we appraise ranges from small holdings and pony paddocks to fields put forward or allocated in the local plan, including former garage blocks and yards. Because Derbyshire is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
A postcode and a rough boundary are enough for us to start a free appraisal of land near Derbyshire.
Services in Derbyshire
For landowners
- Sell Land for Development in Derbyshire
- Sell Land with Planning Permission in Derbyshire
- Sell Land Without Planning in Derbyshire
- Land Option Agreements in Derbyshire
- Land Promotion Agreements in Derbyshire
- Landowner Joint Ventures in Derbyshire
- Sell Garden Land and Backland in Derbyshire
- Sell Farmland and Paddocks in Derbyshire
- Sell Brownfield Land in Derbyshire
- Sell an Infill Plot in Derbyshire
- Land Assembly and Access in Derbyshire
- Free Site Appraisal in Derbyshire
- Sell a Building for Conversion in Derbyshire
Planning, design and build
- Planning Permission and Strategy in Derbyshire
- Architecture and Masterplanning in Derbyshire
- New Home Construction in Derbyshire
- Serviced Plots for Self-Build in Derbyshire
New homes and housing
- New-Build Homes for Sale in Derbyshire
- New Homes to Rent in Derbyshire
- Affordable Housing in Derbyshire
- Social Housing in Derbyshire
- Council and Housing Partnerships in Derbyshire
Funders and partners
Rules that apply in Derbyshire
Land with no planning permission can still be sold. Around Derbyshire, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.
In England, affordable housing on market developments in Derbyshire is normally secured through a Section 106 agreement, which sets the number, tenure and transfer of homes to a registered provider. Grant from Homes England can add further homes, and the 2026 to 2036 programme expects at least 60% of funded homes to be Social Rent. Land to Homes can supply land, design and build homes, or deliver completed homes for councils and housing associations.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Land and homes in Derbyshire: questions
How is the price of development land worked out?
Development land is usually valued by working back from what the finished homes would be worth, then deducting build costs, infrastructure, planning obligations such as affordable housing, fees, finance and a developer's margin. This is called a residual valuation. We do not quote land values online; our free appraisal explains the factors that affect your site.
What is a local development plan and why does it matter?
The development plan sets out where new homes and other development should go, and it is the starting point for planning decisions. In England it is usually called the Local Plan; Wales, Scotland and Northern Ireland have Local Development Plans. Land allocated for housing, or next to a settlement where policy supports growth, usually has stronger prospects.
How do I register interest in a new home?
Tell us your contact details, preferred areas, the type and size of home, whether you want to buy or rent, and your timing. Registering is free, it is not a reservation or an application, and you can ask us to remove your details at any time. We use it to contact you and to understand what people need.
What are heads of terms?
Heads of terms are a short written summary of the main points of a deal, such as the price or price formula, the length of an option or promotion, who pays which costs and any conditions. They are not usually legally binding, but they guide the solicitors who draft the contract. We set out your legal fee cover in them.
Is Derbyshire an area you cover for land?
Yes, we cover land across Derbyshire, including Ilkeston, Swadlincote and Staveley. Where a site suits us we can buy it directly, or set up an option or promotion agreement. On promotion there is nothing to pay upfront.