Sell Farmland and Paddocks in Dereham
Selling farmland or paddocks in Dereham 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.
Dereham · NR19Free 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
Land we look at around Dereham
Dereham sits about 16 miles west of Norwich in Norfolk, in the NR19 postcode district. Wymondham is the closest neighbouring place we cover, at about 11 miles, followed by Swaffham and Norwich. Dereham is part of England’s East of England region.
Typical sites we review near Dereham include fields put forward or allocated in the local plan, former garage blocks and yards and small holdings and pony paddocks. As Dereham is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Tell us where your land is around Dereham and we will explain the routes open to you.
Why work with Land to Homes in Dereham
Overage on paddock sales
If you sell a paddock at its current value, an overage clause can secure a further payment if planning is later granted. We explain triggers, duration and how the obligation is secured.
Fees covered on options
On option and promotion agreements we pay your reasonable legal fees, with the amount agreed up front in the heads of terms, so specialist rural legal advice is within reach.
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.
Access kept to retained fields
Deals can reserve access rights, service connections and drainage routes for the rest of your holding, so a new scheme does not cut off fields or buildings you keep.
The English system, as it applies in Dereham
If your land near Dereham lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
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 |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Dereham
What happens to my tenant farmer if I sell for development?
It depends on the tenancy. Some older agricultural tenancies give tenants strong security, while newer tenancies and grazing licences are usually more flexible. Planning permission for a non-agricultural use can sometimes support ending a tenancy, but the rules are technical and specialist advice is essential. We factor the tenancy into any deal.
Can I sell a paddock for housing?
Often, if it sits within or next to a settlement and has safe road access. Paddocks behind existing homes are common development sites. Those in open countryside, or with poor access, rarely get permission. We check the development plan and site constraints before suggesting any route or deal structure.
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.
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.
Do you work with landowners in Dereham?
We do. We work with landowners in Dereham and elsewhere in Norfolk, including King's Lynn, Norwich and Thetford. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
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