Sell Brownfield Land in Warwickshire
If you own a redundant commercial site in Warwickshire, selling it for housing can turn an ongoing cost into a sale. Buyers will ask about past uses, contamination reports, asbestos in buildings and drainage. Land to Homes can buy suitable sites directly, subject to survey, title and contract, and builds clearance and remediation into a clear offer.
WarwickshireFree site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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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
Land and sites near Warwickshire
We cover 7 places across Warwickshire: Nuneaton is the main one, alongside Bedworth, Warwick and Royal Leamington Spa. Next door, we also cover West Midlands, Leicestershire and Worcestershire. Warwickshire is close to our head office in Great Barr, Birmingham.
Typical sites we review near Warwickshire include corner plots and side gardens, backland plots with a workable access and brownfield land in and around Nuneaton. As Warwickshire 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 CV11 and we will start with a free desktop appraisal.
How we work in Warwickshire
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.
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.
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.
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.
The English system, as it applies in Warwickshire
In England, most planning applications for new homes in Warwickshire 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.
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.
| 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 |
Sell Brownfield Land in Warwickshire: 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.
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.
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.
Is Warwickshire an area you cover for land?
Yes, we cover land across Warwickshire, including Royal Leamington Spa, Stratford-upon-Avon and Nuneaton. 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.
Read more: Sell Brownfield Land · Guide: Green Belt and grey belt land explained