Land and new homes in Norfolk
Land to Homes buys land and partners with landowners in Norfolk, 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.
NorfolkFree 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 across Norfolk
Across Norfolk, we cover Norwich and 6 other towns, among them Swaffham, Wymondham and Thetford. Next door, we also cover Suffolk, Cambridgeshire and Lincolnshire.
In and around Norfolk, the land we appraise ranges from farmland next to the settlement boundary to large and long rear gardens, including small holdings and pony paddocks. As Norfolk is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Tell us where your land is around Norfolk and we will explain the routes open to you.
Services in Norfolk
For landowners
- Sell Land for Development in Norfolk
- Sell Land with Planning Permission in Norfolk
- Sell Land Without Planning in Norfolk
- Land Option Agreements in Norfolk
- Land Promotion Agreements in Norfolk
- Landowner Joint Ventures in Norfolk
- Sell Garden Land and Backland in Norfolk
- Sell Farmland and Paddocks in Norfolk
- Sell Brownfield Land in Norfolk
- Sell an Infill Plot in Norfolk
- Land Assembly and Access in Norfolk
- Free Site Appraisal in Norfolk
- Sell a Building for Conversion in Norfolk
Planning, design and build
- Planning Permission and Strategy in Norfolk
- Architecture and Masterplanning in Norfolk
- New Home Construction in Norfolk
- Serviced Plots for Self-Build in Norfolk
New homes and housing
- New-Build Homes for Sale in Norfolk
- New Homes to Rent in Norfolk
- Affordable Housing in Norfolk
- Social Housing in Norfolk
- Council and Housing Partnerships in Norfolk
Funders and partners
Rules that apply in Norfolk
Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Norfolk may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.
Councils and housing associations around Norfolk 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 |
Common questions in Norfolk
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.
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.
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.
Is Norfolk an area you cover for land?
Yes, we cover land across Norfolk, including Wymondham, Thetford and Dereham. 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.