How to Find a Building Plot – The Complete Guide to Finding Land for a Self Build

Where are the best places to find a good self build site?

Few self builders simply stumble on a great plot by chance and end up building on it. Identifying the right opportunity can take considerable time and effort, so it pays to adopt a multi-pronged approach.

The first thing to think about is where you want to build, and that should be more granular than just a county-level. If you’re going to be able to do your research properly and get into the best position to take a plot forward, try to identify particular towns, villages and suburbs you’d happily live in.

With this kind of focus, you’ll be able to make time to gain a deeper understanding of what’s going on in that local market and what could work for you. What kind of projects are being granted permission, for instance, and would something similar meet your goals? Does the council seem pro-development? Where is the settlement boundary? What kind of prices are plots going for?

What are the most common ways self builders find their plots of land?

These are the most common ways self builders in the UK find their plots of land: 

Use your contacts

Don’t underestimate the power of networking. Tell your friends and co-workers that you are looking for a plot. They may have heard of someone selling in your preferred area, for instance, or even have a large garden they’d be willing to split at the right price. Social media can be a big benefit here, spreading the word even quicker. Advice from local experts such as architects, planning consultants and package home providers could also prove invaluable.

Explore the area

Walk around the locale to identify empty land between houses, garden plots or disused garages – all of which could offer potential build opportunities. If you spot a site that you think could have scope to be developed, then approach the owner and let them know you are interested. If the owner isn’t obvious and you can’t find out via the Land Registry, try speaking to the neighbour.

Rod and Trudy Molyneux’s 0.4-acre plot in Northumberland came with permission to build a 213m² home. The couple designed their Potton timber frame within this footprint, building an additional 24m² garage. Photo: Potton

Talk to locals

Head to pubs and shops in the area you’re considering to meet residents, as they may be able to tell you about opportunities not yet listed. Professionals such as architects, building surveyors or planning consultants in the region may be a useful source of leads, too – and you might want to use their services further down the line.

Speak to business owners

Local farmers, breweries, universities and other organisations may have surplus land they want to sell (or would consider selling). Many do so via estate agents, but there’s no harm approaching them directly.

Sign up for your Right to Build

Councils are now obliged to maintain official self build registers, thanks to the government’s Right to Build legislation. You can record your interest in obtaining a plot and state the type of project you are keen to pursue.

If 200 people sign up, the council is then supposed to permission 200 viable sites within a three-year period. You aren’t guaranteed land, but the legislation should see the availability of build-ready plots improve dramatically.

FIND OUT MORE about right to build

Visit the council’s website

Local authorities list current planning applications online, usually under the ‘planning’ or ‘housing’ sections – with details of the scheme, who has applied and when. If you find a likely-looking opportunity and can get in touch with the owner before they get consent, you’ll be in a strong position to secure a purchase.

Use plot finding databases

Build It’s PlotBrowser.com lists thousands of sites with planning consent across the UK. Happily, it’s also free to use. As well as giving you the chance to find a good site, PlotBrowser helps you get a feel for land prices and availability in different areas. You can also see which estate agents are active in your region.

find plots on PLOTBROWSER.COM

Check out property auctions

Many good quality plots change hands this way. Auction houses such as Clive Emson, Allsop and Savills sell a variety of sites, so get on their mailing lists for catalogues. Remember that you will need to have finance in place – once the hammer goes down, the contract is triggered and a deposit is due.

FIND OUT MORE about auctions

Register with agents

Many building plots are still sold through traditional estate and land agents. Monitor the books of both types, as some may have overlooked the planning potential of properties they’re selling (eg for a demolish and rebuild opportunity). The personal approach can pay dividends with this route, too – if they know you, they’re much more likely to give you a heads up when something’s coming onto the market.

What struggles are you likely to face when finding a site, and how can you overcome these?

Plots are relatively scarce in the UK, due partly to an abundance of protected areas compared to other European countries. Currently 90 percent of land in England can’t be built on, though the National Custom & Self Build Association’s efforts to secure the Right to Build is helping to ensure the release of more sites for self-builders.

Planning policies restrict most schemes to development boundaries around existing settlements. The government is trying to relax this under its Localism Bill, but building new houses (as opposed to replacement or conversion) in greenfield areas is still difficult. New plots, then, tend to be within these development boundaries. But in high-demand areas the obvious sites have been picked clean by developers.

The plots that remain are often brownfield sites – meaning it’s land that has been previously developed – and it’s here that the most opportunities will lie.

What different kinds of plot will you come across when searching for a site?

Bespoke homes can be constructed on a range of sites, and knowing about the opportunities can help you spot land with potential for your project. Here are some of the key options:

Brownfield sites

This is previously-developed land that is or once was occupied by a permanent structure. Government policy supports the provision of new housing in such locations, so councils tend to look favourably on plans that have the potential to improve these plots. Plus on a practical level, services are likely to be in place already.

find out more about brownfield sites

Demolish & replace

A type of brownfield opportunity where you could knock down an existing building, such as an old bungalow or former non-residential structure, and construct a new (usually bigger and more attractive) home in its place. It’s often more cost-effective than tackling a renovation, as VAT can be reclaimed on a new build project. This is also known as a replacement dwelling.

find out more about demolish & replace

Infill plots

There’s no formal definition of this type of site, but many councils take it to mean a small gap between an otherwise built-up frontage or group of houses. Infilling is usually allowed within settlements’ development boundaries – and sometimes outside of these. Gaining consent will be more difficult in zones such as conservation areas.

find out more about infill plots

Nestled behind a row of 1960s terraced houses, David and Jenny Bird’s new single-storey home is built on the site of a disused quarry, just inches from the quarry wall. The flat roofs are planted with sedum on one side and topped by single-ply membrane with solar PV panels on the other

Garden plots

Contrary to ‘backland development’ and ‘garden-grabbing’ headlines, planners still pass garden schemes – especially in places considered to be built-up. You may even be lucky enough to have a large space that could work as a viable site already; or know a friend willing to provide one.

find out more about garden plots

In search of the ideal home to enjoy in their retirement, John and Judith Turner built a modern, energy efficient home on a friend’s walled garden West Sussex. Photo: Alistair Nicholls

Edge-of-settlement

Depending on the maps marked out in Local Plans, this kind of site might fall within built-up area boundaries or it might not. Generally, policies will allow development within this zone – but control it very strictly outside. This undeveloped land is known as greenfield, and will typically only offer housing to serve the needs of agriculture, replacement dwellings and some infill.

Serviced plots

A fairly new option, a serviced plot is land that’s ready to build on – with utilities, highway access etc already in place, as well as at least outline planning consent. This route offers the benefit of more certainty over early-stage costs.

Winner of Best Custom Build Project or Model in the 2022 Build It Awards, Webbs Meadow is a serviced plot development offering 13 individual sites (all sold and either complete or in construction). A partnership between the landowner Kinsey Hern and Oakwrights, all the houses were individually designed for the homeowners, who had a choice of building routes

In recent years, thousands of sites suitable for one-off homes have become available across the UK via what’s known as custom build. Serviced plots are emerging as the leading custom build route. This takes a lot of the time and risk out of the process for self builders, as you know you’re dealing with a viable site.

find out more about serviced plots

Can you change a plot’s planning permission to suit your own design ideas?

Picture the perfect piece of land and it will probably be in a pleasant area, affordable, completely level, easy to access and have good ground conditions, no obstructions and no planning issues that might hamper your dream home plans.

Trouble is, that plot doesn’t exist (or at least if it did, a big developer probably snapped it up ages ago). In practice, even the best site will require you to make a few compromises. So it’s crucial to assess contenders properly to check you can get as close as possible to your goals at a cost that stacks up.

Land is available with one of two types of planning consent in place – outline planning permission (OPP) or detailed planning permission (DPP). The former is consent in principal for development to occur, leaving some or all of the particulars to be established in a later application for DPP (you must apply for this within three years of OPP being given).

But don’t dismiss a plot just because the permitted design doesn’t suit you. Even if DPP is already in place, you can submit a new application for a different design without revoking the existing permission – so you don’t necessarily have to stick to a plan that doesn’t suit you.

Cairnrowan Custom Homes  won the 2023 Build It Award for the Best Custom Build Model for Meldrum House Estate Development located in Aberdeenshire. Custom build plots have planning permission and services already in place

Because of their scarcity, building plots are notoriously expensive and the cost differential between land with and without planning can be huge. You should never buy land that’s being marketed without planning permission. So, resist the temptation to buy a cheap plot of land on the basis that ‘it will get planning one day’.

What you can do is make an offer subject to achieving satisfactory planning permission (and any other required consents) for a design you’re happy with. But if you sense that you won’t get them, walk away. Ask yourself the simple question as to why outline planning has not already been obtained if it’s a feasible plot.

How can you tell whether a site has potential, and will suit your self build plans? 

Once you’ve spotted a likely-looking opportunity, there are two key questions to ask before delving in further. Can the house you want to build be comfortably accommodated on the plot (eg in terms of size, local property values and the like)? And does the existing planning consent allow for that house, or could it be amended to suit? If you can say yes to both of those, then it’s worth a bit more research.

The site’s features

In terms of site suitability, you need to check for issues that could increase construction costs (which should be factored into any offer for the land), make it difficult to get the right kind of design for your household, or affect the viability of a project.

After Build It reader Carolyn Copperwheat’s planning application for a new Passivhaus home was rejected, her planning consultant suggested falling back on the rules around mobile homes – which can be replaced with a permanent house after they’ve been lived in for 10 years. She was able to get approval on the basis that the self build was a replacement dwelling. Photo: Mary Gaudin

Some of the most notorious self build budget-busters include steep slopes, difficult access to services (electricity, gas, water etc) or obstacles such as trees, existing structures and overhead cables. But these issues may not be insurmountable, and with good design some can even be turned to your advantage. A sloping plot is likely to offer great views and the potential for a basement, for instance, and you won’t face much competition from developers.

Planning issues

From a planning perspective, check how long is left on the consent. If it’s less than about six months and you need to redesign the house or sort out any conditions the planners have put on the permission (such as approval for materials), this could be problematic. It might sound obvious, but you should also scrutinise the plot boundaries to ensure you’re buying all of the land included in the approved plans.

While living in a tiny cabin on the family farm, Freddie and Katie Pack saved up to build a stunning contemporary and efficient house on a farmland plot a few fields away. The barn-style home is clad in a mix of timber cladding, blending well with the local vernacular. Photo: Richard Gadsby

Conducting an in-depth assessment 

If early-stage investigations seem positive, you can move on to a more in-depth appraisal of exactly how suitable the site is in terms of planning potential and build costs. This will take in things like access, trees, ground conditions, drainage and legal considerations.

If you come up against anything you’re not sure about, seek advice from suitable professionals. That might mean speaking to your local council about planning matters or engaging a solicitor on the legals. A planning consultant, architect or specialist design and build company may also be able to point you in the right direction or help you undertake a full viability assessment.

plot finding checklist

How big should your plot of land be?

When looking for a suitable plot of land for your project, it can be challenging to identify what size home you can build on a site and therefore how big the site should be. “Location and context will determine what’s possible, adding to the variables at play,” says Julia Riddle, Build It’s planning expert. “In some places, you may be able to build a larger house on a smaller plot, but in different locations you might need to leave more space around the house between neighbours or retain the context and density of development.”

Think about your requirements, including parking and access, outbuildings. “The desired scale and layout for your design will not work on every plot and, to be successful in planning, your development has to work with the particular site and its surroundings,” says Julia.

Chris and Mary Noon’s 0.7-acre site in Dorset came with planning permission for a bungalow self build. The couple submitted an application for a two-storey, upside-down house instead, but this faced significant opposition from the local authority. Their architect worked closely with the case officer and, after several months, the new design (176m²) was eventually approved. Photo: Richard Downer

At a basic level, there are minimum space standards for new homes set at a national level by government. These dictate the minimum size of any new dwelling and can be found in the Nationally Described Space Standard document. These set out requirements for the gross internal floor area (GIA) depending on occupancy. For example, a three-bedroom, four-person house over two storeys should be a minimum of 84m² with 2.5m² of storage. These standards set a minimum, and most self builders will probably build something larger.

It’s important to consider the ratio of the dwelling size to the plot size. “Generally speaking, the larger your site is, the bigger you might be able to build,” says Julia. “A better approach can be to figure out the general size of house you need, and then match the plot size to it.” The illustration below shows the same house with, a gross internal area (GIA) of 154m², on varying plot sizes for comparison.

find out more about plot sizes

What should you check once you think you’ve found a suitable self build plot?

Think you might have identified a viable site for your self build project? Our quick-fire plot buyer’s checklist will help you decide:

• Am I ready to act quickly? It’s important to have your funds and/or borrowing lined up and legal representation ready to go so that your offer looks enticing to the vendor (if you’re buying at auction, this is essential).
• Is planning permission in place? The outline or full consent shouldn’t be about to expire, as this could put your dream home project in jeopardy. Any conditions attached to the permission must be acceptable to you.
• Are there any fees? Double check whether you will be liable for a Section 106 charge or any other financial contributions to the council as a condition of the planning permission. These could increase your project costs markedly, and may need to be accounted for in your offer.
• Am I getting all the land? Ensure the plot area that’s for sale is exactly the same as that indicated on the current planning permission – otherwise you could run into trouble with ransom strips and other issues.
• Can I change the consent? The majority of self builders will want to tweak the design to some degree, so think about whether you want to revise the existing planning permission and if these amendments are realistic.
• Are there any other obstacles? Check whether the plot has a right of access to the public highway and ascertain if any legal issues, such as restrictive covenants, might bring extra costs or prevent you building.

How much should you budget for a plot?

The key to paying the right price for a plot of land is understanding what kind of project it can genuinely support, what the finished home will be worth, and how much it will cost to get there. This is done via what’s known as a residual plot valuation. You start with the value of the finished house, deduct all the costs of development, and what’s left over is what the site is worth to you.

As a rough guide, data from the National Custom & Self Build Association (NaCSBA)’s most recent market survey suggests most building plots cost in the region of £100,000-£299,000.

Start with the end value

Before you can talk about what a plot is worth, you’ll firstly need to understand what can actually be built on it. This means looking carefully at planning policy, site constraints and the surrounding context. Once you have an idea of what kind of home is likely to be approved, look for sold prices or homes on estate agents’ websites of comparable properties in the area. Ideally, get a RICS valuer to sanity-check any of your assumptions.

Development costs

With the end value established, the focus shifts to understanding the development costs. Start with the cost of buying the land. Legal fees, searches, surveys and site investigations all need to be included.

Design and planning costs are another key element. Unless the plot already has consent, you’ll need to pay for an architectural design and fund the planning process. While it’s possible to do this cheaply, most self builders will invest in professional architects and designers.

Planning permissions also come with various strings attached. Conditions can require additional reports, surveys or construction measures that increase costs. Planning obligations, particularly the Community Infrastructure Levy (CIL), can also be significant. Many self builders qualify for a CIL exemption, which can save a considerable sum and could put you in a position to outbid developers.

Site-specific expenses shouldn’t be overlooked either. Poor ground conditions, contamination risks, steep slopes, difficult access or expensive service connections will all add cost.

Build costs

A middle-of-the-road figure would be around £2,200+ per m² for a self build. This is on the assumption you’ll be doing some of the project management and mostly using experienced trades to finish your scheme.

At this kind of price point, you can expect an average self build spec – but still better quality than a typical developer house. The price per m² will rise significantly if you want to increase the quality or intend to hand the project over to the professionals (expect to pay at least £2,750 per m² for a main contractor build, for instance).

On the basis of £2,200 per m², if you wanted to self build a 200m² home, it would cost you around £440,000 for the construction and fit-out costs.

your guide to self build costs