Sell Land with Planning Permission in Portsmouth
Land with planning permission in Portsmouth is a site where the council has already approved new homes, either in outline or in full. A buyer is paying for that consent as well as the ground, so the price depends on what the permission allows, the conditions attached and the planning obligations that come with it. Land to Homes reviews all three before making an offer.
Portsmouth · PO5Free 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
Selling land around Portsmouth
Portsmouth sits about 15 miles south-east of Southampton in Hampshire, in the PO5 postcode district. Close by, our coverage also takes in Gosport, Fareham and Ryde. Within England, Portsmouth falls in the South East region.
Sites worth a conversation around Portsmouth: farmland next to the settlement boundary, land behind street frontages and small holdings and pony paddocks. As Portsmouth 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 Portsmouth and we will explain the routes open to you.
What we offer in Portsmouth
Permission read in full
We read the decision notice, the approved plans and every condition, so any offer reflects what the consent actually allows rather than the headline number of homes on the application form.
Direct purchase of consented sites
Where a consented site suits us, we can buy it ourselves with no onward chain, subject to survey, title and contract. Any planning agreement passes to us with the land.
Honest view on redesign
If a revised scheme could make the site work better, we explain that openly, including the planning risk a fresh application would carry, so you can judge any offer that depends on it.
Buildability tested
As part of the S&K Group, a construction and property group, we test whether the approved homes can be built for a sensible cost, not just whether the drawings look right.
Planning in Portsmouth: the English rules
If your land near Portsmouth 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, buyers check Section 106 obligations, any Community Infrastructure Levy liability and, for many newer permissions, the biodiversity gain condition, which usually requires a biodiversity gain plan to be approved before work starts. We also confirm whether the consent came from a full application, an outline approval, or Permission in Principle followed by technical details consent.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| 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) |
Your questions answered for Portsmouth
Can a buyer change the approved scheme?
Yes, through a minor amendment, a variation of conditions or a fresh application, depending on the size of the change. Each route carries its own planning risk and cost. If a buyer's offer depends on a different scheme being approved, the deal is usually conditional on that new permission rather than a straight purchase.
Is outline planning permission worth less than full permission?
Usually, because more approvals are still needed. Outline permission sets the principle and sometimes the access, while reserved matters such as layout, scale, appearance and landscaping come later. A buyer allows for the cost and risk of that remaining work. In Scotland the closest equivalent is planning permission in principle.
What checks will a buyer make on land with planning permission?
Expect checks on the decision notice and conditions, any planning agreement, the title and boundaries, access and visibility at the junction, drainage and utility connections, ground conditions, ecology and flood risk. A surprise found late can lead to renegotiation, so sharing what you already know early tends to keep a sale on track.
Who pays the Community Infrastructure Levy when I sell land with planning?
CIL is only charged where the council has adopted it, which is possible in England and Wales but not in Scotland or Northern Ireland. It is normally payable when development starts, by whoever has assumed liability. If you sell before work begins, the buyer usually takes on that liability. Reliefs and exemptions generally have to be claimed before commencement, so check the council's charging schedule.
Is Portsmouth an area you cover for land?
Yes, we cover land in Portsmouth and elsewhere in Hampshire, including Waterlooville, Southampton and Eastleigh. 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 Land with Planning Permission · Guide: How is development land valued?