Land and new homes in Rutland
Land to Homes buys land and partners with landowners in Rutland, 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.
RutlandFree 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 we work in Rutland
We cover 2 places across Rutland: Oakham is the main one, alongside Uppingham. Next door, we also cover Leicestershire, Northamptonshire and Cambridgeshire. Rutland is close to our head office in Great Barr, Birmingham.
In and around Rutland, the land we appraise ranges from redundant commercial buildings to infill gaps along existing streets, including farmland next to the settlement boundary. As Rutland is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Send us a postcode in or near LE15 and we will start with a free desktop appraisal.
Services in Rutland
For landowners
- Sell Land for Development in Rutland
- Sell Land with Planning Permission in Rutland
- Sell Land Without Planning in Rutland
- Land Option Agreements in Rutland
- Land Promotion Agreements in Rutland
- Landowner Joint Ventures in Rutland
- Sell Garden Land and Backland in Rutland
- Sell Farmland and Paddocks in Rutland
- Sell Brownfield Land in Rutland
- Sell an Infill Plot in Rutland
- Land Assembly and Access in Rutland
- Free Site Appraisal in Rutland
- Sell a Building for Conversion in Rutland
Planning, design and build
- Planning Permission and Strategy in Rutland
- Architecture and Masterplanning in Rutland
- New Home Construction in Rutland
- Serviced Plots for Self-Build in Rutland
New homes and housing
- New-Build Homes for Sale in Rutland
- New Homes to Rent in Rutland
- Affordable Housing in Rutland
- Social Housing in Rutland
- Council and Housing Partnerships in Rutland
Funders and partners
Rules that apply in Rutland
In England, most planning applications for new homes in Rutland 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.
Affordable homes in Rutland 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 |
|---|---|
| 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 |
Questions about Land and homes in Rutland
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.
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.
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.
Can you guarantee my land will get planning permission?
No one can guarantee planning permission. Decisions rest with the planning authority or, on appeal, an independent appeal body. What we can do is assess the prospects honestly, prepare a thorough application and deal with likely objections early. If we think a site is unlikely to succeed, we will tell you before anyone spends time or money on it.
Is Rutland an area you cover for land?
Yes, we cover land across Rutland, including Uppingham and Oakham. 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.