Land and new homes in Sutton
Land to Homes buys land and partners with landowners in Sutton, 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.
Sutton · SM1Free 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
Sutton at a glance
Sutton sits about 11 miles south of London in Greater London, in the SM1 postcode district. Carshalton is the closest neighbouring place we cover, at about 2 miles, followed by Banstead and Ewell. Sutton is part of England’s London region.
Around Sutton we look at fields put forward or allocated in the local plan, farmland next to the settlement boundary and infill gaps along existing streets. Because Sutton is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us a postcode in or near SM1 and we will start with a free desktop appraisal.
Services in Sutton
For landowners
- Sell Land for Development in Sutton
- Sell Land with Planning Permission in Sutton
- Sell Land Without Planning in Sutton
- Land Option Agreements in Sutton
- Land Promotion Agreements in Sutton
- Landowner Joint Ventures in Sutton
- Sell Garden Land and Backland in Sutton
- Sell Farmland and Paddocks in Sutton
- Sell Brownfield Land in Sutton
- Sell an Infill Plot in Sutton
- Land Assembly and Access in Sutton
- Free Site Appraisal in Sutton
- Sell a Building for Conversion in Sutton
Planning, design and build
- Planning Permission and Strategy in Sutton
- Architecture and Masterplanning in Sutton
- New Home Construction in Sutton
- Serviced Plots for Self-Build in Sutton
New homes and housing
- New-Build Homes for Sale in Sutton
- New Homes to Rent in Sutton
- Affordable Housing in Sutton
- Social Housing in Sutton
- Council and Housing Partnerships in Sutton
Funders and partners
How the rules work in Sutton
In England, most planning applications for new homes in Sutton are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
If you rent privately in Sutton, the Renters' Rights Act 2025 now shapes your tenancy: most tenancies run from one rent period to the next, rent can usually only be raised once a year through a formal process, and no-fault evictions have ended. Affordable options in England include Social Rent, Affordable Rent at up to 80% of market rent, and shared ownership. Land to Homes plans homes for sale and rent, and you can register interest now.
| 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 registration | HM Land Registry |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Questions about Land and homes in Sutton
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.
Do you buy land directly?
Yes, on suitable sites. We can buy land directly, with or without planning permission and with no onward chain, subject to survey, title and contract. Whether a direct purchase suits you depends on the site and on whether you would rather have certainty now or wait for planning to change what the land is worth.
Do I need my own solicitor to sell land?
Yes. Every landowner should have their own solicitor on a land sale or agreement, and many also use a land agent or chartered surveyor. On option and promotion agreements with Land to Homes, we pay your reasonable legal fees, with the amount agreed up front in the heads of terms before you instruct anyone.
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.
Do you buy land in Sutton?
Yes. Land to Homes looks at land in Sutton and elsewhere in Greater London, including Notting Hill, Bexley and Shepherds Bush. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.