4 Self Build Plots, Caston, Norfolk
A self-build proposal has been put forward for the Norfolk village of Caston, offering a unique opportunity for individuals and families to craft thei...
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4plots available
Self Build & Custom Build — the honest UK guide (2025)
Whether you're a landowner looking to unlock value or a self‑builder seeking the perfect plot, this guide explains how serviced plots work and the complete journey from land to home.
What you'll learn in this guide
Last updated: January 2025This comprehensive guide covers everything you need to know about self build and custom build in the UK — from understanding the differences between the two approaches to navigating planning, finance, and the complete journey from plot to move-in.
Our approach
We create serviced plots. This guide explains how that works, with links to official government guidance and real examples from our projects across the UK.
What do "self build" and "custom build" actually mean?
Both approaches give you control over your home's design, but they work differently in practice
Self Build
You (often with an architect) manage the design and build, hiring your own builder. Maximum control and involvement, but requires more time and project management skills.
Custom Build
You commission a home that's built for you — often on a serviced plot — with choices over layout and specification, sometimes via a developer's team or package.
Legal framework
Legally, both routes sit under the same definition in the Self‑build and Custom Housebuilding Act 2015 and Planning Practice Guidance. What matters is that the first owner has primary input into design and layout. For self-build this is always the case, even if a plot is bought with full planning permission as the self builder will have freedom to submit revised plans and change the layout. For Custom Build, local authorities will want to reassure themselves that the first owner has primary input into design and layout. This is to avoid the risk of a developer giving a home purchaser a small amount of design input but claimiing the house is custom build.
Self build vs custom build at a glance
Understanding the key differences to help you choose the right approach
Control
Self build:Maximum control
Custom build:High control within a framework
Time involvement
Self build:Hands-on management
Custom build:Managed process
Finance
Both commonly use stage-payment mortgages
MayflowerThe process in 7 clear steps
Your complete journey from choosing your route to moving into your dream home
1
Choose your route & budget
Decide self build vs custom build. Sense‑check affordability and contingency using independent budgeting tools and mortgage guides.
Learn more on GOV.UK2
Find or create a serviced plot
Focus on serviced plots with access and utilities (or deliverable within the permission period). Consider brownfield infill and conversions where policy supports it.
Learn more on GOV.UK3
Join your Right to Build register
Councils must permission enough suitable serviced plots to match Part 1 demand for each base period within 3 years.
Learn more on GOV.UK4
Pick a planning route
Most plots use normal applications. Small sites can also use Permission in Principle (PiP) with details later via Technical Details Consent.
Learn more on GOV.UK5
Design within a code (if applicable)
Multi‑plot sites often use design codes and plot passports — simple rules that protect character while giving you freedom.
Learn more on GOV.UK6
+10% BNG & servicing plan
From 2024, most sites must deliver +10% Biodiversity Net Gain (BNG), with a streamlined metric for small sites.
Learn more on GOV.UK7
Build, certify, reclaim
Manage stage payments, inspections, warranties and final sign‑off. Submit CIL self‑build forms where relevant and consider VAT reclaim.
Learn more on GOV.UKReady to get started?
We're here to help you navigate each step, from initial feasibility to finding the perfect serviced plot.
Costs & finance
Use our self build cost calculator to estimate your project budget
Stage‑payment mortgages
Funds are released in stages (either in arrears after each stage or in advance before work), designed around plot purchase + build phases. Specialist brokers/lenders operate in this space. Mayflower
CIL (Community Infrastructure Levy)
Many self builds qualify for exemption, but you must follow the process and submit the correct forms at the right time (Part 1 before starting; Part 2 on completion). GOV.UK · Planning Portal
VAT
For qualifying self-builds, you can reclaim VAT on eligible materials via the DIY Housebuilder scheme (digital; one claim per project). GOV.UK
Policy essentials
Right to Build, NPPF, and what councils must do
Statutory duties
Councils must keep a register and grant suitable development permissions for enough serviced plots to meet Part 1 demand for each base period within 3 years. GOV.UK
Serviced plot definition
Access to a public highway and connections for electricity, water and wastewater — or the ability to provide these within the permission period. GOV.UK
Two‑part registers
If a local connection test is used, Part 1 counts towards the duty; Part 2 informs plan‑making but doesn’t count for the 3‑year duty. GOV.UK
Base periods
Subsequent base periods run from 31 October to 30 October each year; councils have 3 years to permission equivalent Part 1 demand. GOV.UK
Latest national data
DLUHC publishes annual Right to Build performance data from local authorities. GOV.UK
Check your council's performance
See how your local authority is performing on Right to Build duties with our registers tool.
Design codes & plot passports
How they help on multi‑plot sites
Design codes and plot passports speed approvals and keep quality high on multi‑plot sites. They set simple, graphic rules (build zone, heights, materials palette, parking, boundaries), leaving plenty of room for individual expression. For councils and neighbours, they provide clarity; for you, they reduce uncertainty. GOV.UK
Landowner? Let's talk
We help landowners unlock value through serviced plots — from initial feasibility to plot sales. Get a free assessment in 48 hours.
FAQs
Common questions about self build and custom build
UK Self-Build Guides & Expert Insights
Ready to start your self-build journey?
From feasibility to finished home — we're here to help at every step. Get expert guidance tailored to your situation.