Land and new homes in Derby
Land to Homes buys land and partners with landowners in Derby, 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.
Derby · DE1Free 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 around Derby
Our Derbyshire coverage is centred on Derby, postcode district DE1, and reaches 11 other places. The nearest other places we cover are Belper (7 miles), Ilkeston (8 miles) and Heanor (8 miles). Derby is part of England’s East Midlands region. Derby is about 32 miles from our Great Barr head office in Birmingham.
Around Derby we look at paddocks on the edge of Derby, brownfield land in and around Derby and infill gaps along existing streets. Because Derby is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
If you own land near Derby, the first step is a free, no-obligation appraisal.
Services in Derby
For landowners
- Sell Land for Development in Derby
- Sell Land with Planning Permission in Derby
- Sell Land Without Planning in Derby
- Land Option Agreements in Derby
- Land Promotion Agreements in Derby
- Landowner Joint Ventures in Derby
- Sell Garden Land and Backland in Derby
- Sell Farmland and Paddocks in Derby
- Sell Brownfield Land in Derby
- Sell an Infill Plot in Derby
- Land Assembly and Access in Derby
- Free Site Appraisal in Derby
- Sell a Building for Conversion in Derby
Planning, design and build
- Planning Permission and Strategy in Derby
- Architecture and Masterplanning in Derby
- New Home Construction in Derby
- Serviced Plots for Self-Build in Derby
New homes and housing
- New-Build Homes for Sale in Derby
- New Homes to Rent in Derby
- Affordable Housing in Derby
- Social Housing in Derby
- Council and Housing Partnerships in Derby
Funders and partners
Planning in Derby: the English rules
Land with no planning permission can still be sold. Around Derby, 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.
Affordable homes in Derby are usually funded through a mix of Section 106 contributions from market schemes and grant from Homes England's Social and Affordable Homes Programme 2026 to 2036, or from the Greater London Authority in London. Registered providers, regulated by the Regulator of Social Housing, own and manage most of them. Land to Homes can bring forward land and build homes for councils and housing associations, including homes for Social Rent.
| 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) |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Derby
What is an option agreement?
An option agreement gives a developer the right, but not the obligation, to buy land within an agreed period, usually once planning permission is granted. The landowner normally receives an option fee, and the purchase price is worked out under an agreed formula. On option agreements with Land to Homes, we pay your reasonable legal fees, agreed up front in the heads of terms.
How do I sell land for development?
Start with an appraisal of what the land could take and the routes open to you: a direct sale, an option agreement or a promotion agreement. Then take independent advice from a solicitor and, ideally, a land agent before agreeing heads of terms. Land to Homes offers a free, no-obligation site appraisal and explains each route in writing.
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 is biodiversity net gain?
Biodiversity net gain is a requirement in England for most new developments to leave natural habitat in a measurably better state than before, assessed using a statutory metric. It can be delivered on site, off site or, as a last resort, through statutory credits. It affects how much land a scheme needs. Wales, Scotland and Northern Ireland have their own biodiversity policies.
Is Derby an area you cover for land?
Yes, we cover land in Derby and elsewhere in Derbyshire, including Ripley, Heanor and Ilkeston. 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.