Land Option Agreements in Barnes

Land we look at around Barnes

We cover Barnes as part of Greater London. It is about 6 miles south-west of London, around postcode district SW13. If your land sits between towns, Chiswick, Putney and Fulham are the closest neighbouring places on our list. Barnes is part of England’s London region.

In and around Barnes, the land we appraise ranges from land that already has planning permission to paddocks on the edge of Barnes, including brownfield land in and around Barnes. Planning in Barnes follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.

Send us a postcode in or near SW13 and we will start with a free desktop appraisal.

Why work with Land to Homes in Barnes

Option premium on signing

Many options include a payment when the agreement is signed, in return for tying up the land. Whether it is deducted from the final price is a point to settle in the heads of terms.

Price set by valuation

The purchase price is usually market value with planning, agreed between the parties or set by an independent surveyor, less a negotiated discount. A minimum price clause can put a floor under the figure.

Planning funded by us

We commission the surveys, design work and planning application at our own cost, and keep you informed at each stage so you know how the planning case is progressing.

Your legal fees paid

On option agreements we pay your reasonable legal fees, with the amount agreed up front in the heads of terms, so you can instruct your own solicitor to review every clause.

Rules that apply in Barnes

Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Barnes may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.

In England, an option is usually protected by a notice on your title at HM Land Registry. Planning is pursued through the Local Plan or an application judged against the NPPF, and price deductions often cover Section 106 obligations, the Community Infrastructure Levy and, where it applies, the cost of meeting biodiversity net gain.

Key rules in Barnes
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)

Land Option Agreements in Barnes: questions

Is an option payment taxable?

It can be. Receiving an option payment can have tax consequences when you receive it, not only when the land is finally sold, and the later sale may be looked at together with it. The position depends on your circumstances, so speak to an accountant before you sign.

What discount do developers take on a land option?

Options usually include a discount from market value to reflect the developer's cost and risk in securing planning. The level is negotiated case by case and there is no standard figure. Compare it alongside the deductions, minimum price and term, because a modest discount can be undone by wide deductions.

What is the difference between an option and a promotion agreement?

Under an option, the developer buys the land itself at a formula price, so it benefits from a lower valuation. Under a promotion agreement, the promoter sells the land on the open market with you and takes a fee from the proceeds, so both sides want the highest price. Our guide compares the two in detail.

How does an option agreement work for land?

The landowner grants a developer the exclusive right to buy the land within a set term. The developer spends its own money seeking planning permission. If suitable permission is granted, the developer serves notice and buys at a price worked out under a formula in the agreement, usually market value less a discount and agreed costs.

Do you work with landowners in Barnes?

We do. We work with landowners in Barnes and elsewhere in Greater London, including Sutton, Hanworth and Acton. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.