Sell Brownfield Land
Brownfield land in the UK is land that has been built on or used before, such as a former yard, depot, garage block, workshop or car park. Planning policy across the UK generally favours reusing it for homes, but ground contamination, demolition, old services and neighbouring uses all affect value. Land to Homes assesses each of these before making an offer.
Free site appraisal
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- 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
Sell Brownfield Land: how it works
Brownfield sites have strong policy support for new homes across the UK, but they carry costs that greenfield land does not. Past uses can leave contamination in the ground. Older buildings may contain asbestos. Foundations, tanks, drains and services from earlier uses have to be found and removed. Neighbouring businesses can bring noise and traffic issues, and some councils protect employment land from changing to housing. A buyer prices all of this into its offer, so the more you know about your site's history, the firmer the offer can be. Land to Homes reviews the planning position, flood risk, historic uses, access and any tenancies in a free, no-obligation appraisal. Where a site suits us, we can buy it ourselves, subject to survey, title and contract. Where planning is needed first, a conditional contract or a promotion agreement may suit you better.
Who is this for?
- You own a disused garage block, yard or depot
- Your commercial building is empty or costly to keep
- Business tenants are leaving or leases are ending
- You run a business and plan to relocate or retire
- You are a church, charity or public body with surplus land
- Your site has failed to sell or let for commercial use
What you get with Land to Homes
Contamination assessed in stages
Ground investigation is usually staged: a desk study of past uses, intrusive sampling if needed, then a remediation strategy and verification. Existing reports save time and cost, so share any you hold.
Demolition and asbestos
Older buildings often contain asbestos, which must be surveyed and removed by licensed specialists where required before demolition. These costs feed into the price, so an early survey supports a firmer offer.
Loss of employment land
Councils may resist losing business land to housing. Policies vary, so we check whether marketing evidence or a viability case is likely to be needed before any application is made.
Flood risk and drainage
Some brownfield sites sit in flood zones or rely on old drainage. Flood policy may require a sequential test, showing that no suitable sites at lower risk are reasonably available.
Tenants and leases
If business tenants remain, their lease terms and any statutory protection affect when the site can be cleared. We review the leases before agreeing timing with you.
Neighbouring uses considered
New homes next to workshops, busy roads or late-night venues need protection from noise and smells. In England and Wales, the agent of change principle can put the cost of mitigation on the new development.
VAT on commercial sites
If you have opted to tax the property, VAT may be chargeable on the sale, which affects what a buyer pays. Your accountant should confirm the position before a price is agreed.
Direct purchase of brownfield sites
Where a brownfield site suits us, we can buy it ourselves, with or without planning and with no onward chain, subject to survey, title and contract.
What happens next
Share the site history
Past uses, any reports, building plans and tenancy details help us move from guesswork to a firm view of the site.
Desktop appraisal
Planning policy, flood risk, historic maps of former uses, access and services, all reviewed free of charge.
Surveys agreed
Where needed, we agree who commissions asbestos, ground and utility surveys, and how the results will feed into the price.
Offer and structure
A direct offer, a contract conditional on planning, or a promotion agreement, set out clearly in heads of terms.
Clearance and completion
Contracts settle vacant possession and who is responsible for demolition, remediation and any continuing environmental obligations.
How it differs across the UK
ENGEngland
In England, councils keep brownfield land registers, and sites on Part 2 of a register can be granted Permission in Principle. The NPPF gives substantial weight to using suitable brownfield land for homes. Contamination is normally handled through planning conditions, following the Environment Agency's land contamination risk management guidance, with Part 2A of the Environmental Protection Act 1990 as a backstop.
WLSWales
In Wales, Planning Policy Wales prioritises previously developed land, and Technical Advice Note 15 governs flood risk using the Flood Map for Planning from Natural Resources Wales. Contamination is assessed through planning, with the Part 2A regime as a backstop. Most redevelopments also need SuDS approving body approval, which needs early thought where contamination limits infiltration.
SCTScotland
In Scotland, NPF4 supports the reuse of vacant and derelict land, and councils record such land in the Scottish Vacant and Derelict Land Survey. Flood risk is assessed against NPF4 and SEPA's flood maps. Former mining areas may need a Coal Authority report, and ground conditions affect the building warrant as well as planning.
NIRNorthern Ireland
In Northern Ireland, the SPPS encourages the reuse of brownfield land within settlements. Contamination is usually dealt with through planning conditions, with the Northern Ireland Environment Agency consulted, and flood risk is checked against the Department for Infrastructure's flood maps. Councils may want evidence before releasing land zoned for economic use. Stamp Duty Land Tax applies.
Frequently asked questions
What counts as brownfield land?
Brownfield, or previously developed land, is land that is or was occupied by a permanent structure, including the land around it. Former yards, depots, garage blocks and commercial buildings usually qualify. Definitions vary by nation, and some exclude private gardens, agricultural buildings or sites where earlier remains have blended into the landscape.
Who pays for contamination clean-up when I sell?
It is negotiated. Usually the buyer allows for remediation in the price it offers, so the cost is reflected in the land value. Contract terms can also deal with environmental liabilities after the sale. Where contamination is serious, environmental law can in some cases leave liability with whoever caused it, so take legal advice.
Do I need a contamination report before selling?
Not necessarily, but it helps. A desk study of past uses is relatively inexpensive and gives buyers confidence. If you hold older reports, share them. Buyers will usually carry out their own investigations anyway, both as part of their due diligence and because planning conditions often require them.
Is it easier to get planning permission on brownfield land?
Usually it has stronger policy support than greenfield land, because national policy in each UK nation encourages the reuse of previously developed land. Permission is still not automatic: loss of employment land, heritage, flood risk, neighbours and design all matter, and a site in an area protected for business use may still struggle.
What is a sequential test for flood risk?
It is a planning test that steers new development to areas at the lowest risk of flooding. If a site is in a higher-risk area, the applicant may need to show there are no reasonably available sites at lower risk. England applies it through the NPPF; Wales, Scotland and Northern Ireland have their own flood policies.
Can I sell a commercial site that still has tenants?
Yes. Many sites sell with tenants in place, and the buyer manages the leases coming to an end. Business tenants can have statutory rights to stay in some cases, so the lease terms and any notices matter. We review the leases and agree timing that works for you and, where possible, for the tenants.
Will VAT apply when I sell my brownfield site?
It may. If you have opted to tax the land or buildings, VAT can apply to the sale price. Whether the option can be disapplied depends on what the buyer intends to do with the property, and the rules are technical. Ask your accountant before agreeing a price, because it affects what the buyer pays.
What is a garage block worth for development?
It depends on how many homes the plot could take once the garages are cleared, how the garages are currently used, the width of the access and whether any are let. Some garage sites suit a small group of homes or bungalows. We cannot give a value without seeing the site, but our appraisal explains the factors.
Sell Brownfield Land by area
Local guidance for every county and area we cover, with the planning and land rules that apply there.
ENGEngland
- Bedfordshire
- Berkshire
- Bristol
- Buckinghamshire
- Cambridgeshire
- Cheshire
- Cornwall
- Cumbria
- Derbyshire
- Devon
- Dorset
- County Durham
- East Riding of Yorkshire
- East Sussex
- Essex
- Gloucestershire
- Greater London
- Greater Manchester
- Hampshire
- Herefordshire
- Hertfordshire
- Isle of Wight
- Kent
- Lancashire
- Leicestershire
- Lincolnshire
- Merseyside
- Norfolk
- North Yorkshire
- Northamptonshire
- Northumberland
- Nottinghamshire
- Oxfordshire
- Rutland
- Shropshire
- Somerset
- South Yorkshire
- Staffordshire
- Suffolk
- Surrey
- Tyne and Wear
- Warwickshire
- West Midlands
- West Sussex
- West Yorkshire
- Wiltshire
- Worcestershire