Land and new homes in Greater Manchester
Land to Homes buys land and partners with landowners in Greater Manchester, 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.
Greater ManchesterFree 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
Our coverage in Greater Manchester
Across Greater Manchester, we cover Manchester and 38 other towns, among them Droylsden, Old Trafford and Hazel Grove. Neighbouring areas we also cover include Cheshire, Lancashire and Merseyside. Our Great Barr head office in Birmingham is about 67 miles from the middle of Greater Manchester.
Around Greater Manchester we look at land that already has planning permission, small holdings and pony paddocks and paddocks on the edge of Manchester. As Greater Manchester is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
If you own land near Greater Manchester, the first step is a free, no-obligation appraisal.
Services in Greater Manchester
For landowners
- Sell Land for Development in Greater Manchester
- Sell Land with Planning Permission in Greater Manchester
- Sell Land Without Planning in Greater Manchester
- Land Option Agreements in Greater Manchester
- Land Promotion Agreements in Greater Manchester
- Landowner Joint Ventures in Greater Manchester
- Sell Garden Land and Backland in Greater Manchester
- Sell Farmland and Paddocks in Greater Manchester
- Sell Brownfield Land in Greater Manchester
- Sell an Infill Plot in Greater Manchester
- Land Assembly and Access in Greater Manchester
- Free Site Appraisal in Greater Manchester
- Sell a Building for Conversion in Greater Manchester
Planning, design and build
- Planning Permission and Strategy in Greater Manchester
- Architecture and Masterplanning in Greater Manchester
- New Home Construction in Greater Manchester
- Serviced Plots for Self-Build in Greater Manchester
New homes and housing
- New-Build Homes for Sale in Greater Manchester
- New Homes to Rent in Greater Manchester
- Affordable Housing in Greater Manchester
- Social Housing in Greater Manchester
- Council and Housing Partnerships in Greater Manchester
Funders and partners
- Funding and Investment Partners in Greater Manchester
- Build to Rent Partnerships in Greater Manchester
How the rules work in Greater Manchester
In England, most planning applications for new homes in Greater Manchester 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.
Councils and housing associations around Greater Manchester can bid for grant through Homes England's Social and Affordable Homes Programme, which funds Social Rent, Affordable Rent at up to 80% of market rent, and shared ownership. Landlords of the rented homes must be registered with the Regulator of Social Housing. National policy also expects local plans to set a minimum Social Rent proportion for major development. Land to Homes is ready to discuss sites, partnership and delivery.
| 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 Greater Manchester: questions
Is the site appraisal really free?
Yes. Our site appraisal is free and carries no obligation. It covers access, planning policy, likely constraints and an indicative number of homes, and we talk you through the routes open to you. You do not have to agree to anything afterwards, and we will tell you plainly if the land is not suitable for us.
What is a new-build warranty?
It is an insurance-backed policy covering certain defects in a new home for a set period after completion. The builder is usually responsible for most defects early in the cover, and the warranty provider covers major structural problems later. Most mortgage lenders expect a recognised warranty, or a professional consultant's certificate, before they lend on a new home.
Can Green Belt land be developed?
Green Belt is land around certain towns and cities where policy keeps land open, so new homes are normally resisted unless a local plan releases the land or there are very special circumstances. In England, recent policy changes introduced grey belt land, which can be more acceptable for development in some cases. Wales, Scotland and Northern Ireland have their own green belt policies.
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 work with landowners in Greater Manchester?
We do. We work with landowners across Greater Manchester, including Denton, Heywood and Ashton-in-Makerfield. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.