Land and new homes in Thamesmead
Land to Homes buys land and partners with landowners in Thamesmead, 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.
Thamesmead · SE28Free 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 Thamesmead
Thamesmead sits about 11 miles east of London in Greater London, in the SE28 postcode district. If your land sits between towns, Barking, Welling and Becontree are the closest neighbouring places on our list. Thamesmead is in the London region of England.
Typical sites we review near Thamesmead include paddocks on the edge of Thamesmead, farmland next to the settlement boundary and backland plots with a workable access. Because Thamesmead 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 Thamesmead.
Services in Thamesmead
For landowners
- Sell Land for Development in Thamesmead
- Sell Land with Planning Permission in Thamesmead
- Sell Land Without Planning in Thamesmead
- Land Option Agreements in Thamesmead
- Land Promotion Agreements in Thamesmead
- Landowner Joint Ventures in Thamesmead
- Sell Garden Land and Backland in Thamesmead
- Sell Farmland and Paddocks in Thamesmead
- Sell Brownfield Land in Thamesmead
- Sell an Infill Plot in Thamesmead
- Land Assembly and Access in Thamesmead
- Free Site Appraisal in Thamesmead
- Sell a Building for Conversion in Thamesmead
Planning, design and build
- Planning Permission and Strategy in Thamesmead
- Architecture and Masterplanning in Thamesmead
- New Home Construction in Thamesmead
- Serviced Plots for Self-Build in Thamesmead
New homes and housing
- New-Build Homes for Sale in Thamesmead
- New Homes to Rent in Thamesmead
- Affordable Housing in Thamesmead
- Social Housing in Thamesmead
- Council and Housing Partnerships in Thamesmead
Funders and partners
Rules that apply in Thamesmead
Selling development land in Thamesmead usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, affordable housing on market developments in Thamesmead 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 |
|---|---|
| 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) |
| Land registration | HM Land Registry |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Thamesmead
Who pays for the planning application?
Usually the applicant pays the council fee and the cost of surveys and reports. Under a promotion agreement with Land to Homes, we fund the planning work, and the costs are only recovered from the sale proceeds if the land sells with planning. On a direct purchase without planning, the planning cost and risk become ours.
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 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.
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.
Is Thamesmead an area you cover for land?
Yes, we cover land in Thamesmead and elsewhere in Greater London, including Barnes, London and Heston. 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.