Land and new homes in Oakham
In Oakham, Land to Homes works with landowners who want to sell, option or promote land for housing, and with councils and housing associations on affordable homes. We manage planning and building on the sites we take forward, and people looking for a home can register their interest.
Oakham · LE15Free 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
Oakham at a glance
Oakham (LE15) is the hub of our Rutland coverage, with 1 further towns covered. The nearest other places we cover are Uppingham (6 miles), Melton Mowbray (9 miles) and Stamford (10 miles). Oakham is part of England’s East Midlands region. Our head office in Great Barr, Birmingham, is about 52 miles away.
Around Oakham we look at land that already has planning permission, small holdings and pony paddocks and fields put forward or allocated in the local plan. In England, where Oakham sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
Tell us where your land is around Oakham and we will explain the routes open to you.
Services in Oakham
For landowners
- Sell Land for Development in Oakham
- Sell Land with Planning Permission in Oakham
- Sell Land Without Planning in Oakham
- Land Option Agreements in Oakham
- Land Promotion Agreements in Oakham
- Landowner Joint Ventures in Oakham
- Sell Garden Land and Backland in Oakham
- Sell Farmland and Paddocks in Oakham
- Sell Brownfield Land in Oakham
- Sell an Infill Plot in Oakham
- Land Assembly and Access in Oakham
- Free Site Appraisal in Oakham
- Sell a Building for Conversion in Oakham
Planning, design and build
- Planning Permission and Strategy in Oakham
- Architecture and Masterplanning in Oakham
- New Home Construction in Oakham
- Serviced Plots for Self-Build in Oakham
New homes and housing
- New-Build Homes for Sale in Oakham
- New Homes to Rent in Oakham
- Affordable Housing in Oakham
- Social Housing in Oakham
- Council and Housing Partnerships in Oakham
Funders and partners
Rules that apply in Oakham
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 Oakham 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 Oakham 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.
| 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 transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Land and homes in Oakham: questions
Do you pay my legal fees?
On option and promotion agreements, yes. We pay your reasonable legal fees, and the amount is agreed up front in the heads of terms before you instruct a solicitor, so there are no surprises later. On a direct purchase, each side normally pays its own legal costs, and we will explain the position before you commit.
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.
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.
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 in Oakham?
Yes. Land to Homes looks at land in Oakham and elsewhere in Rutland, including Uppingham. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.