Sell Land for Development in Suffolk
If you own land in Suffolk that could take new homes, you can sell it to Land to Homes as it stands or let us take it through planning first. Selling now gives you certainty. Going through planning first usually raises what the land is worth. On promotion agreements we fund the planning work, and on option and promotion agreements we pay your reasonable legal fees.
SuffolkFree 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 Suffolk
Across Suffolk, we cover Ipswich and 7 other towns, among them Lowestoft, Newmarket and Stowmarket. If your land is near a boundary, we also cover Norfolk, Essex and Cambridgeshire.
In and around Suffolk, the land we appraise ranges from infill gaps along existing streets to redundant commercial buildings, including paddocks on the edge of Ipswich. As Suffolk is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Send us a postcode in or near IP1 and we will start with a free desktop appraisal.
How we work in Suffolk
Your legal fees covered
On option and promotion agreements we pay your reasonable legal fees. The figure is agreed up front in the heads of terms, so there are no surprises later.
Nothing to pay upfront
Where we promote land through planning, we fund the planning work. They are only recovered from the sale proceeds if the land sells with permission.
Direct purchase on suitable sites
Where a site suits us, we can buy it ourselves with or without planning, with no onward chain, subject to survey, title and contract.
We build what we buy
Land to Homes is part of the S&K Group, a construction and property group, so we plan sites around homes we can actually build and deliver.
Rules that apply in Suffolk
If your land near Suffolk 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, planning decisions follow the National Planning Policy Framework and the council's Local Plan. Where a council cannot show enough land for housing, sites on the edge of settlements can come forward sooner, which affects whether we buy now or promote.
| 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 |
Your questions answered for Suffolk
Do I need an agent to sell development land?
You do not have to use one, but independent advice is sensible on any land deal. Many landowners use a land agent or chartered surveyor, and you will need your own solicitor. Where we agree to cover your reasonable legal fees, the cap is set out in writing.
How much is my land worth for development?
It depends on how many homes the site could take, what those homes would sell for locally, and the costs of building them, including roads, drainage, affordable housing and planning obligations. Agricultural or paddock land without planning prospects is worth far less than land with permission. Our free appraisal explains the factors for your site.
How long does selling land for development take?
A direct sale of land with clear title can move as quickly as the legal work allows. Where planning permission is needed first, the timescale depends on the local plan and the planning process, which is why options and promotion agreements run over a set term.
Will I have to pay tax when I sell land?
Selling land can create a Capital Gains Tax or Income Tax liability depending on your circumstances. We are not tax advisers, so we always recommend speaking to an accountant before you agree terms. GOV.UK has a guide to tax when you sell land and property.
Do you buy land in Suffolk?
Yes. Land to Homes looks at land across Suffolk, including Ipswich, Sudbury and Felixstowe. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Sell Land for Development · Guide: How to sell land for development