Landowner Joint Ventures in Deal
A landowner joint venture in Deal is a deal where you contribute the land and Land to Homes brings planning, design, construction and project management. Instead of a one-off price, you share in the outcome once the homes are sold or let, under terms agreed in writing before work begins. It carries more risk than a straight sale.
Deal · CT14Free 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
Land we look at around Deal
We cover Deal as part of Kent. It is about 38 miles east of Maidstone, around postcode district CT14. Close by, our coverage also takes in Dover, Ramsgate and Broadstairs. Within England, Deal falls in the South East region.
Sites worth a conversation around Deal: brownfield land in and around Deal, backland plots with a workable access and former garage blocks and yards. Planning in Deal follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Tell us where your land is around Deal and we will explain the routes open to you.
Why work with Land to Homes in Deal
Advice before commitment
Joint ventures carry real commercial risk. We always recommend independent legal, tax and valuation advice, and we will say plainly if a straight sale or an option looks like a better fit for you.
Land value agreed first
Your land is valued at the outset so everyone knows what it contributes. That figure often sets an entitlement paid to you before any profit is shared, which is a key protection in most structures.
Sale or rent agreed together
Homes can be built for sale, for rent, or as affordable housing with a council or housing association. The mix affects risk and when money comes back, so it is agreed before work starts.
Choice of structure
A joint venture can be purely contractual, a joint venture company or a limited liability partnership. Each handles control, liability, tax and exit differently, and your own advisers should help you choose.
Rules that apply in Deal
Selling development land in Deal 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, a joint venture scheme still has to meet the Local Plan, the NPPF and, where it applies, biodiversity net gain. Affordable housing is usually secured through a Section 106 agreement, which affects cash flow. If land is transferred into a joint venture company, Stamp Duty Land Tax can arise, and the transfer is registered at HM Land Registry.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| 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 |
Common questions in Deal
How is a property joint venture taxed?
It depends on the structure and your circumstances. Taking part in development can change how your proceeds are taxed, for example as income rather than a capital gain, and moving land into a company can trigger stamp duty or its equivalent in your nation. Speak to an accountant before agreeing any structure.
Do I have to put money into a joint venture?
Not always. In many landowner joint ventures the land is the landowner's whole contribution, while the developer arranges the rest of the funding. Some structures ask both parties to contribute cash. The agreement should state clearly whether any further contribution could ever be required from you, and in what circumstances.
Can a joint venture include affordable or rental homes?
Yes. A scheme can combine homes for sale, homes for rent and affordable or social homes delivered with a council or housing association. The mix changes the cash flow and when money is paid out, so it should be agreed between the parties before the planning application is submitted.
What happens if the joint venture does not get planning?
The agreement should say. Common approaches include ending the venture with each party bearing its own costs, or allowing a revised application within a set period. Make sure you know whether any planning costs could ever be charged to you, and in what circumstances, before you sign.
Is Deal an area you cover for land?
Yes, we cover land in Deal and elsewhere in Kent, including Swanley, Ramsgate and Whitstable. 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: Landowner Joint Ventures · Guide: Landowner joint ventures explained: sharing in the development