Sell Farmland and Paddocks in Kent
Selling farmland or paddocks in Kent for development usually means land on the edge of a town or village that could take new homes once planning policy allows. Value depends heavily on planning prospects, so many deals are options or promotion agreements that let you keep farming until permission is granted and the land is sold.
KentFree 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
Our coverage in Kent
We cover 22 places across Kent: Maidstone is the main one, alongside Ashford (Kent), Sevenoaks and Gillingham. Neighbouring areas we also cover include Essex, Greater London and East Sussex.
In and around Kent, the land we appraise ranges from fields put forward or allocated in the local plan to small holdings and pony paddocks, including paddocks on the edge of Maidstone. As Kent is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
If you own land near Kent, the first step is a free, no-obligation appraisal.
What we offer in Kent
Edge-of-settlement focus
Fields that adjoin existing homes, roads and services have the strongest planning prospects. Isolated fields deep in open countryside rarely suit housing, and if that applies to yours, we will say so.
Farm schemes considered
If the land is in an agri-environment or farm support agreement, taking it out may have consequences, including possible repayments. Check the scheme rules before you sign anything with anyone.
Land quality and flood risk
Planning policy tends to protect higher-grade farmland, and flood zones can rule land out entirely. We check agricultural land quality mapping and flood maps early, before any detailed discussion of terms.
Keep farming meanwhile
Under an option or promotion agreement, you normally stay in possession and keep farming or grazing until the land is sold, subject to access for surveys and agreed notice periods.
The English system, as it applies in Kent
Selling development land in Kent usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, the NPPF asks councils to take account of the value of higher-quality farmland, and Local Plans set settlement boundaries. Agricultural tenancies may fall under the Agricultural Holdings Act 1986 or be farm business tenancies, each with its own rules. Land in Environmental Land Management or Countryside Stewardship agreements needs checking before it is taken out.
| 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 Sell Farmland and Paddocks in Kent
What is an overage clause on farmland?
Overage is a promise by the buyer to make a further payment if a defined event happens after the sale, typically planning permission for a more valuable use. It is common when farmland sells at agricultural value. The key terms are the trigger, the share payable, the duration and how the promise is secured.
Is agricultural land worth more with planning permission?
Usually much more, because residential land values are generally far higher than farming values. Even without permission, land with realistic prospects can attract hope value. The gap depends on location, how many homes could be built and the costs a builder faces. Our free appraisal explains the factors for your field.
Can I keep farming while the land goes through planning?
Yes, in most option and promotion agreements. You stay in possession until the sale, and the agreement sets notice periods before the land is needed. It may restrict new long-term tenancies or works that could affect planning, such as removing hedgerows or trees without agreement.
How long does it take to get planning on farmland?
There is no set timescale. A field allocated in a development plan can move to an application relatively directly, while unallocated land may need to wait for the next plan review. That is why options and promotion agreements on farmland usually run over a defined term with a longstop date.
Do you buy land in Kent?
Yes. Land to Homes looks at land across Kent, including Rochester, Gillingham and Faversham. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Sell Farmland and Paddocks · Guide: Green Belt and grey belt land explained