Land and new homes in Norwich
Land to Homes buys land and partners with landowners in Norwich, 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.
Norwich · NR2Free 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 Norwich
Norwich (NR2) anchors our coverage of Norfolk, which takes in 6 other places. The nearest other places we cover are Wymondham (9 miles), Dereham (16 miles) and Great Yarmouth (18 miles). Within England, Norwich falls in the East of England region.
Typical sites we review near Norwich include paddocks on the edge of Norwich, brownfield land in and around Norwich and land behind street frontages. Because Norwich 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 NR2 and we will start with a free desktop appraisal.
Services in Norwich
For landowners
- Sell Land for Development in Norwich
- Sell Land with Planning Permission in Norwich
- Sell Land Without Planning in Norwich
- Land Option Agreements in Norwich
- Land Promotion Agreements in Norwich
- Landowner Joint Ventures in Norwich
- Sell Garden Land and Backland in Norwich
- Sell Farmland and Paddocks in Norwich
- Sell Brownfield Land in Norwich
- Sell an Infill Plot in Norwich
- Land Assembly and Access in Norwich
- Free Site Appraisal in Norwich
- Sell a Building for Conversion in Norwich
Planning, design and build
- Planning Permission and Strategy in Norwich
- Architecture and Masterplanning in Norwich
- New Home Construction in Norwich
- Serviced Plots for Self-Build in Norwich
New homes and housing
- New-Build Homes for Sale in Norwich
- New Homes to Rent in Norwich
- Affordable Housing in Norwich
- Social Housing in Norwich
- Council and Housing Partnerships in Norwich
Funders and partners
Planning and land rules in Norwich
If your land near Norwich lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
Renting a new home in Norwich? In England, most private tenancies are now assured periodic tenancies with no fixed end date, and since 1 May 2026 landlords can no longer use section 21 no-fault evictions. New-build buyers usually receive a structural warranty and buy through exchange of contracts and completion, paying Stamp Duty Land Tax where it is due. Land to Homes has no homes for sale or rent yet, but you can register your interest.
| 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 |
Common questions in Norwich
What kinds of land do you look at?
Fields and paddocks next to towns and villages, large gardens and backland, infill plots, brownfield and former commercial sites, farmland, and buildings that could convert to homes. Sites need realistic access and planning prospects. If land is too small or too constrained for us, we will say so plainly rather than leave you waiting for an answer.
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.
Can I sell land without planning permission?
Yes. Land often sells without planning, either for a price that reflects the planning risk or under a deal where the price is set once permission is granted. Land to Homes can buy suitable sites directly, with or without planning and with no onward chain, subject to survey, title and contract, or promote the land through planning with you.
Who decides who gets an affordable or social home?
Councils and housing associations, not developers. They set eligibility, usually based on income, housing need and sometimes a local connection, and allocate homes through their own lists or sales processes. In Northern Ireland, social homes are allocated through the Northern Ireland Housing Executive's common waiting list. Land to Homes does not allocate homes.
Is Norwich an area you cover for land?
Yes, we cover land in Norwich and elsewhere in Norfolk, including Wymondham, Swaffham and Thetford. 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.