Land and new homes in Saddleworth
Land to Homes is a land and new-homes business covering Saddleworth. We can buy suitable land directly, fund the planning on promotion and option deals, and deliver homes for sale, rent and affordable housing. Every land enquiry starts with a free, no-obligation appraisal.
Saddleworth · OL3Free 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
Where Saddleworth fits
About 11 miles north-east of Manchester, Saddleworth is part of our Greater Manchester coverage, centred on postcode district OL3. The nearest other places we cover are Oldham (5 miles), Royton (5 miles) and Stalybridge (5 miles). Within England, Saddleworth falls in the North West region.
In and around Saddleworth, the land we appraise ranges from small holdings and pony paddocks to corner plots and side gardens, including fields put forward or allocated in the local plan. Planning in Saddleworth follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Send us a postcode in or near OL3 and we will start with a free desktop appraisal.
Services in Saddleworth
For landowners
- Sell Land for Development in Saddleworth
- Sell Land with Planning Permission in Saddleworth
- Sell Land Without Planning in Saddleworth
- Land Option Agreements in Saddleworth
- Land Promotion Agreements in Saddleworth
- Landowner Joint Ventures in Saddleworth
- Sell Garden Land and Backland in Saddleworth
- Sell Farmland and Paddocks in Saddleworth
- Sell Brownfield Land in Saddleworth
- Sell an Infill Plot in Saddleworth
- Land Assembly and Access in Saddleworth
- Free Site Appraisal in Saddleworth
- Sell a Building for Conversion in Saddleworth
Planning, design and build
- Planning Permission and Strategy in Saddleworth
- Architecture and Masterplanning in Saddleworth
- New Home Construction in Saddleworth
- Serviced Plots for Self-Build in Saddleworth
New homes and housing
- New-Build Homes for Sale in Saddleworth
- New Homes to Rent in Saddleworth
- Affordable Housing in Saddleworth
- Social Housing in Saddleworth
- Council and Housing Partnerships in Saddleworth
Funders and partners
Rules that apply in Saddleworth
Land with no planning permission can still be sold. Around Saddleworth, 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 Saddleworth 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 |
|---|---|
| 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 Saddleworth: questions
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.
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.
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.
Is Saddleworth an area you cover for land?
Yes, we cover land in Saddleworth and elsewhere in Greater Manchester, including Leigh, Failsworth and Heywood. 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.