How Much Does Planning Permission Increase Land Value?
Discover what your land could be worth with planning permission. Compare routes, understand costs, and find the best approach to unlock your land's development potential.
Your Land Details
Development Appraisal: Where Does The Money Go?
See the full financial breakdown of developing your land
Gross Development Value (GDV)
2 houses × £456,000 = Total sale value if all homes built and sold
Where The Money Goes
Click each item to see the detailed breakdown
Key Insight: Why This Matters
This calculator shows you exactly what developers see when they value your land. The "residual land value" of -£250,457 is what's left after all development costs and their 20% profit. This is the maximum a developer would pay for your land with planning permission.
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Frequently Asked Questions
What is the typical increase in land value from planning permission?
Planning permission typically increases land value by 2.5x to 6x, depending on location, planning route, and site characteristics:
- Permission in Principle (PiP): 2.5-3.5x increase
- Outline Planning Permission: 3.5-5.0x increase
- Full Planning Permission: 4.0-6.0x increase
Higher multipliers apply in South East England and London. Rural locations typically see lower multipliers (2.5-3.5x).
How long does it take to get planning permission for land?
- Permission in Principle: 5-8 weeks (statutory determination period is 5 weeks)
- Outline Planning: 8-13 weeks (statutory 8 weeks, but often extended)
- Full Planning: 8-16 weeks (depends on complexity)
Add 2-4 weeks for pre-application advice and 2-4 weeks for preparing your application. Total timeframe from decision to submit to approval: 3-6 months for most routes.
Can I get planning permission on agricultural land?
Yes, but it's more difficult than garden or brownfield land. Success depends on:
- Location: Agricultural land adjacent to settlements has better prospects
- Local Plan: Check if your land is allocated or in a designated "exception site"
- Five-year land supply: If your council can't demonstrate a 5-year housing supply, you may succeed under "tilted balance"
- Scale: Small sites (1-5 plots) are more likely to succeed than large developments
Get pre-application advice before spending significant money on agricultural land applications.
What is Permission in Principle and how is it different from outline planning?
Permission in Principle (PiP) is a streamlined consent route introduced in 2018 specifically for small sites (up to 9 dwellings). Key differences:
| Aspect | Permission in Principle | Outline Planning |
|---|---|---|
| What's approved | Location, land use, amount of development | All above + access, scale, layout |
| Cost | £5,000 - £8,000 | £12,000 - £20,000 |
| Timeframe | 5-8 weeks | 3-6 months |
| Drawings required | Site location plan only | Full design, layout, elevations |
| Consultation | Minimal (neighbors may not be notified) | Full consultation (21 days) |
PiP establishes the principle of development. You then apply for "Technical Details Consent" to approve the specific design. This splits the risk: prove it can be developed (PiP) before spending money on detailed design (TDC).
How accurate is this land value calculator?
This tool provides indicative ranges based on regional data, typical multipliers, and planning success probabilities. It is designed to help you understand:
- The potential increase in land value from planning permission
- Realistic cost ranges for different planning routes
- Trade-offs between time, cost, risk, and value
- Which route might be best for your circumstances
This tool cannot replace professional valuation or planning advice. Actual values depend on exact location, comparable sales, site-specific constraints, market conditions, and the specific planning consent achieved. For a formal assessment of your land, you should:
- Use our free site assessment tool (map-based evaluation)
- Get pre-application advice from your local planning authority (£200-500)
- Obtain a professional RICS Red Book valuation (£500-1,500)
Do I need planning permission to sell my land?
No, you don't need planning permission to sell land. You can sell land "as is" without any consent. However:
- Land with planning permission is worth 2.5-6x more than land without
- Buyers will pay more for certainty that they can develop
- Self-builders specifically seek consented plots ready to build
- Developers will buy land without planning but at a substantial discount(they factor in planning risk and cost)
The question isn't "do I need planning to sell?" but rather "will getting planning permission unlock more value than it costs?" For most small sites in/near settlements, the answer is yes - especially with Permission in Principle, which costs just £5-8k.
Alternative: Sell conditionally (subject to planning) or via option agreement. Buyer handles planning, you share the uplift.
What happens if my planning application is refused?
If planning is refused, you have several options:
- Revise and resubmit: Most refusals are design-based. Work with a planning consultant to address the council's concerns and resubmit (new fee required, typically £588 per dwelling).
- Appeal to the Planning Inspectorate: You have 6 months to appeal. Appeals take 6-12 months. Success rate is ~33% overall (higher for small sites with good grounds). Appeal costs: £2,000-£8,000 depending on complexity.
- Sell anyway: Refusal doesn't mean your land is worthless. Developers may still be interested if they think a different approach could succeed.
- Wait and try again later: Planning policy changes. A new local plan or housing need evidence might change the outcome in 2-3 years.
Important: Most refusals don't reduce your land's base value. They just mean you haven't achieved the uplift yet. The land is still worth what it was before you applied.
Risk mitigation: Pre-application advice (£400) dramatically reduces refusal risk by identifying issues before you apply.