×

How to value garden land

Thinking of selling your garden land? It’s important to determine its value accurately. While valuing land can be complex, understanding the right method and factors affecting its value can help you estimate its worth effectively.

CR Real Estate are here to help with our land valuation guide, perfect for sellers looking to learn about calculating land prices, choosing the best valuation method for their property type, understanding the benefits of valuing land, and more.

What is garden land?

Garden land, as the name suggests, refers to land associated with a property. In the property context, it is land that homeowners can sell to buyers intending to utilise the space for purposes such as additional development, land assembly, or commercial use.

How do you calculate garden land value?

The price of land per square meter in the UK varies depending on the location. A study conducted by The Grass People examined 50 locations across the UK, revealing an average price of £1,526 per square meter. The valuation of garden land considers several factors, including location, size, zoning, topography, and development potential. Various methods are used for land valuation:

  1. Sales comparison method – This involves comparing the property to recent sales of similar properties in the area.
  2. Income method – This estimates the income the land can generate over time.
  3. Cost method – This estimates the cost of replacing the property, minus depreciation.

What is the best method for valuing land?

The approach for valuing land varies based on the property type and the reason behind the valuation. For those involved in the sale or purchase of garden land, the sales comparison method is commonly used. On the other hand, if the land is intended for commercial or investment use, then the income method might be a more suitable.

Factors considered during a land valuation

Various factors can influence the valuation of garden land in the UK, including:

  1. Location: The land’s value is significantly influenced by its location. Properties situated in sought-after areas with excellent transportation links, amenities, and good schools tend to have higher value compared to those in less desirable locations.
  2. Size: In general, larger properties tend to be more valuable than smaller ones. But this can be dependent on the specific area.
  3. Zoning: Properties designated for commercial or residential use typically have higher value than those zoned for agricultural or other purposes.
  4. Development Potential: Land with potential for residential or commercial development is usually more valuable than land with limited development possibilities.
  5. Development Controls: When developing garden land, the construction will be governed by various rules and regulations. These include land use, land tax, premise level, and floor area ratio. These factors are considered in determining the land’s price.
  6. Land Records: Verified records of past purchases and buyers are crucial for establishing ownership and resolving disputes. Land lacking proper verification may be cheaper but comes with the risk of potential disputes.
  7. Topography: The land’s topography, including slope, drainage, and soil quality, can impact its value. For instance, land on a slope or hill may be more expensive due to construction costs.
  8. Access: Accessibility to roads, public transport, and amenities is an essential consideration. Well-accessible properties generally have higher value than those with poor access.
  9. Age of Structure: While more commonly applied to built properties, the age of structures in the vicinity can also affect land value. Land in areas surrounded by older buildings may be considered less valuable compared to land in newer developments.

Benefits of having your land valued

Knowing the value of garden land offers numerous advantages. For sellers, understanding the land’s value can help you set a realistic asking price and negotiate with potential buyers. For buyers, having knowledge of the land’s value will help to avoid you overpaying and making informed decisions regarding the purchase. Additionally, land valuation can also be beneficial for tax-related purposes. These include the calculation of capital gains tax, inheritance tax, or stamp duty land tax.

How do I value my plot of land?

We would always recommend seeking guidance from a professional valuer or an experienced estate agent familiar with conducting land valuations in your area. Their services are crucial for establishing a realistic asking price. If the price is set too high, assistance may be required in finding a buyer, whereas setting it too low could result in missed potential profits. It’s essential to bear in mind that the value of land is subject to fluctuations over time, making it advisable to obtain a fresh valuation if the land remains unsold within a reasonable timeframe.

For those in the process of buying land, a professional valuation can help to determin the fairness of the asking price. They will also help evaluate the land as an investment opportunity. Consider hiring a surveyor to examine the land’s condition and identify any potential issues.

Looking for a land expert?

If you are considering selling your land or want a valuation, why not contact our expert team today to discuss this opportunity and how we can help you. 

Recent Articles

Could you benefit from selling land?

For landowners, conducting thorough research to explore the possibility of selling a section of their land for residential development is worthwhile. It is advantageous to identify a specific area on the site that could have an independent access point rather than a shared one. This approach preserves the integrity of the remaining land that won’t be developed.

Evaluating the land’s value, associated expenses, and potential profits from its development is crucial. Additionally, being mindful of local guidelines and regulations related to residential area development is essential to ensure compliance and smooth progression of the project.

Are you thinking about selling a section of your land?

Selling land can be intricate, particularly if you are unfamiliar with the local market and regulations. Nevertheless, given the high demand for housing development land, both councils and developers actively search for suitable residential plots.

Considering this demand, the current market presents an excellent opportunity to sell your land, potentially fetching a favourable price. Before initiating the process, it is crucial to familiarise yourself with local regulations and market conditions. Seeking assistance from qualified professionals such as our Land and New Homes experts and partnered solicitors is advisable. We can provide you with valuable guidance, ensuring you understand the process and assist you in securing the best possible deal for your land.

How much is my land worth?

The value of a property is influenced by both its location and the scale of the development, along with its impact on existing properties. For more information on land values read our blog ‘How to value my land‘.

What do you need to consider when selling land?

Speak to your neighbours

Engaging in conversations with your neighbours is wise, as their support will be necessary for future planning applications. In certain instances, they might even be open to selling a portion of their land, which could lead to the formation of more extensive property development sites.

Current mortgages

Before moving forward, secure written consent from your mortgage lender. Maintain regular updates with them throughout the process, especially if additional funds are being utilised to reduce or fully pay off the mortgage. If you need mortgage advice, please contact our partnered mortgage broker, The Residential Mortgage Hub.

Selling with or without planning permission

Selling land without proper consent can pose significant risks for developers. This is because it may lead to delays in obtaining approval and additional costs. Land with outline planning permission holds higher value, making it advisable to submit an application and seek guidance from professionals such as ourselves. Creating a comprehensive plan for the entire site is also beneficial.

In the event of a successful planning approval, it’s crucial to obtain an independent valuation of the development plot. This valuation should consider any specific legal requirements you wish to impose on the purchaser, in consultation with your lender if necessary.

Private purchasers might explore self-build mortgages, which could serve as an additional incentive for them to explore the opportunity.

Want to discuss your lands potential?

If you are considering selling your land, why not contact our expert team today to discuss this opportunity and how we can help you. We have the experience to provide you with advice on the best way forward.

Recent Articles

How much is my garden land worth?

While there are various methods available for determining the value of your home, if you have received an offer to sell a portion of your garden or are considering purchasing land from your neighbour, you may be curious about how to accurately assess its worth. In this article, we will explore the factors that come into play when dealing with the acquisition of garden land. Plus we will explain two approaches to calculating its price. Additionally, we will examine the potential implications for homeowners, including their mortgages, particularly if the plot is adjacent to their property.

Land values by area

Gov.uk, provide average land values based on local authority areas, but it is essential to note that this data is intended solely for survey purposes and should not be relied upon for commercial transactions’ valuations. The figures are primarily used for assessing public policy related to agricultural and industrial land usage across different local authorities in England. The latest available data, as of writing, is from 2019, published in August 2020.

Moreover, the Gov.uk analysis emphasizes that land value is highly sensitive to specific variations in each plot. Therefore, whether you are selling or buying a plot of land, its true value depends on several critical factors:

  1. Location
  2. Land condition
  3. Size of the existing garden (if any)
  4. Value of adjacent properties
  5. Potential for car parking on the land
  6. Scarcity of land available for sale in the area
  7. Other local competition factors.

How are mortgages affected by buying or selling garden land?

For owner-occupiers who have a mortgage and wish to sell a portion of their property’s surrounding garden land, obtaining consent from their mortgage lender is the first step, and they might need to consider remortgaging. Releasing and discharging the plot of land may require a partial repayment of the initial amount borrowed (capital sum) to the bank, building society, or mortgage lender. Similarly, if you plan to expand the size of your property’s land by purchasing adjacent land, it’s crucial to inform your mortgage provider. Especially if you intend to include the purchase price in your existing mortgage.

Ways to value garden land

When it comes to valuing garden land, there are generally two main approaches. The first method is the comparable method. This involves examining sales of similar plots and adjusting the figure based on factors like scarcity, plot size, and location.

The second approach is the marriage value method. This is where the value of the land is calculated by assessing how much it would enhance the value of any property it merges with. Typically, a fraction of this sum, usually half, is considered as the land’s value. Additionally, it may be prudent to take into account any corresponding reduction in the value of the seller’s property.

Although these valuation concepts seem straightforward, in practice, they can be more complex. One of the challenges lies in finding enough reliable evidence of land sales. While data on house sales is well-reported, land sale agreements are often more private. They tend to involve negotiations between two individuals and without public advertising. As a result, the agreed-upon sums between buyers and sellers may be more influenced by individual affordability rather than broader market factors.

Additional factors

In addition to considering the previously mentioned points when valuing a plot of garden land, it is essential to assess its appeal to potential buyers. For instance, plots surrounded by neighbouring properties might not be as valuable as similarly sized land that benefits from a separate, unobstructed access route.

Furthermore, the circumstances and timelines of the sale could also influence the agreed-upon amount. Executors selling an asset may have different priorities compared to neighbouring landowners who were not actively looking to sell until approached. Thus, their willingness to negotiate could vary.

The potential for planning issues and changes in the intended land use, can also impact the selling price. Notably, garden land typically commands a higher value compared to some farmland, which might be subject to VAT.

As any surveyor or architect would confirm, land with existing planning permission generally fetches higher prices compared to terrain without such pre-approval.

Restrictive covenants on land

To facilitate the transfer of ownership, engaging a solicitor or conveyancer is necessary. During the preparation of the appropriate contract for buying or selling garden land, it is crucial to take into account any restrictive covenants that may apply. These covenants often aim to prevent noise nuisance from the plot or any inconvenience caused by potential future construction work.

In some instances, additional clauses might come into play. For example, overage provisions could entitle the land seller to receive a payment if the buyer secures planning permission for the land after the transfer, within a predetermined period.

Furthermore, depending on the location, the seller might wish to retain mineral and subsoil rights or include clauses concerning sporting rights and even airspace. These factors should be addressed and outlined in the contract to ensure a clear and comprehensive agreement.

In summary, there are numerous factors that influence garden land prices, making the valuation process complex and diverse. To ensure arriving at a fair and accurate price, seeking guidance from an experienced professional is often beneficial. Why not contact our expert team today to discuss this opportunity and how we can help you.

Recent Articles

Are new build homes more energy efficient?

At CR Real Estate, we possess a deep passion for promoting new build properties, and it’s our desire for our clients to share this enthusiasm when they embark on purchasing a new home. In this blog we aim to delve into the numerous energy saving advantages associated with purchasing a newly constructed property.

New build energy savings

When considering the environmental efficiency of new homes versus second-hand ones, the primary distinguishing factor is the Energy Performance Certificate (EPC). In 2022, a noteworthy 85% of newly constructed homes received an exceptional EPC rating of A or B. This represents the highest level of efficiency. In contrast, out of the entire housing stock in the UK, only 41% of homes manage to achieve an EPC rating higher than C. This stark difference highlights the significant disparity in efficiency standards between new builds and the majority of second-hand homes.

Keeping you warmer

Enhanced insulation is a fundamental factor contributing to the improved Energy Performance Certificate (EPC) ratings of new homes compared to those built several decades ago. New homes are built with higher insulation standards, which effectively retain heat and reduce the frequency and duration of central heating usage. This results in lower carbon dioxide emissions and significant energy savings. In fact, recent research suggests that buyers of new homes can potentially save an average of over £3,000* annually on energy costs.

Energy and technology

In addition to insulation and triple glazing, EPC ratings also consider the energy generation methods employed in a home. New homes are increasingly achieving favourable EPC ratings by incorporating technologies such as solar panels and air source heat pumps into entire developments. Even more modest technologies, such as the inclusion of smart thermostats, contribute to energy conservation by facilitating easier control of energy usage. Government policy is further promoting the construction of energy-efficient homes through the 2025 Future Homes Standard, which mandates insulation standards and the installation of more efficient boilers in new homes.

Don’t overlook the letters

It may be tempting to overlook the seemingly arbitrary letters associated with homes, but the practical implications of energy ratings have become increasingly apparent in the past year. Energy Performance Certificate (EPC) ratings are determined by calculating the annual carbon dioxide emissions resulting from a home’s energy usage. To illustrate, consider two standard 3-bedroom homes of identical size: one with a D rating would emit approximately 4 tonnes of CO2 per year, while the home with a B rating emits less than half of that, just under 2 tonnes of CO2. Discovering the EPC rating and corresponding CO2 emissions of your home is a simple process. Visit the government website, enter your address, and you may realize the potential savings a new build home could offer.

Final thoughts

In the past year, energy bills have emerged as a significant concern for many individuals, making cost savings a highly desirable outcome. This leads us to the question: Why consider purchasing a new build home? The answer lies in the potential for substantial savings and the opportunity to make a positive impact on the environment. Opting for a new build home allows you to save money while actively contributing to planet conservation—a truly advantageous and mutually beneficial choice. Looking for a new build home? Contact our expert land and new homes team today to discuss your property requirements and how we can help you.

*Statistics correct at time of writing, CR Real Estate can not guarantee energy savings.

Recent Articles

How to value my land

If you already own a plot of land and would like to sell it on; you might be wondering how you value land. This guide will provide you with some useful tips when it comes to how land is typically valued. Although you may find it more beneficial to get in touch with us for a free appraisal of your land for development.

Land is valued depending on the market

Similarly to how properties are valued at different rates depending on where they are in the country; land is valued according to market value (as opposed to the actual land value).

Put simply, this means that a plot of land in Central London, will cost a lot more than a plot of land in the southwest countryside. This is an important thing to consider when you are valuing your land.

Land value calculations

There are multiple variables that go into assessing the value of land, but there’s a simple equation that most use.

Value of land = Price of new homes – cost of building the new homes

While the above is very formulaic, the actual value of the land can be extremely subjective depending on the land itself. Here are some important pointers and things to consider about valuing land:

Other factors that can affect the value of land

There are quite a few additional factors that can affect the value of your land. These include:

Connection to services

A plot of land that has a good connection to water, gas and electricity, will be much more favourable than a plot of land without these services. Valuers will consider both the cost of bringing these services to any dwellings built on the land. Along with the price people will be prepared to pay for the ease of having the services pre-connected.

Developments in the area

A land valuer will consider all of the prospective developments in the area. This will be to assess what may change before a dwelling is built and completed. For example, a new school opening nearby would increase the value of the property. But a block of flats built on neighbouring land would reduce the value of the property. An experienced valuer will have a clear idea of the council’s and neighbours’ plans for the future.

The site itself

It may seem obvious but a valuer will assess all parts of the land, including its topography. If it is located on a hill, then the value may reduce. This may be because properties built on the site will need extra work, and will most likely cost more.

Location to nearby services

Similarly to when buying property, factors such as local schools, links to public transport, and accessibility to amenities; are all considered when purchasing a plot of land. The value of land with these amenities close by can be significantly higher than exactly the same plot of land without them.

Size

The size of the land is one of the main factors that go into its valuation. Most think that the bigger the land, the higher the price. However, as listed above, there are many other factors to consider when valuing land. So much so that a smaller plot of land may be more valuable than a larger one elsewhere.

Legalities

There may be legal documents that mean a certain plot of land cannot be developed on in a specific way. Whilst these can often be overturned, it can be a lengthy and costly process.

Want a free valuation on your land?

As you can see, all of these factors consider both the value of the land itself; and how much it would cost to build upon the land. Although we’re firm believers that knowledge is invaluable; a full land valuation should be done by an expert. But having some insider knowledge about how to value land will help you feel reassured that you are getting a good price.

Get in touch with us today for a free assessment of your land for development.

Recent Articles

How to develop land that you already own

If you already own a plot of land, or your garden is large enough to accommodate another property, you could consider developing the land you own. However to do so, you’ll need to know about planning permission and the type of mortgage required to fund your development.

Here at CR Real Estate, we are firm believers that knowledge is invaluable; so we’ve put together this handy guide to give you all the information you need…

How do I start developing my own land?

The most complex part about developing land is usually the sourcing of it and the funding required to buy it. So, if you already own a piece of land that is suitable, it can be a lot easier to get started. Whilst you might be ahead of others, it can still be a complex journey as you’ll still need to consider things like planning permission and funding for your development.

How do I fund developing my land?

There is positive news when it comes to developing on the land you already own. As you already own the land, you’ll only require funds for the build/development. This most often comes in the form of a self-build mortgage; which is essentially development funding for the construction of a new property and comes with an allocated time restraint to complete by from your chosen lender.

Here are some of the most common questions around self-build mortgages…

How do I get a self-build mortgage when I already own land?

If you’re looking to develop the land that you already own, a self-build mortgage can provide you with the funds you need to complete the development work. Often, because you’re only funding the build and don’t need to borrow to buy land as well, there are more options available on these self-build mortgages.

We would recommend to speak to a mortgage broker in the first instance. They will be able to advise you on this and provide a selection of lenders to consider approaching. CR Real Estate work in partnership with The Residential Mortgage Hub to provide mortgage advice for our clients.

How much deposit do I need for a self-build mortgage?

Typically, lenders will either lend against a valuation of the land you own; or on your total build costs for the development.

The criteria for each lender will vary depending on the specifics of your project. But generally speaking you can expect to get 75% to 80% of your land’s valuation figure as a self-build mortgage; or up to 80% based on your build costs. This means that you’ll be expected to fund 20% to 30% of the project yourself. But it’s also good practice to build in an extra 10% to 20% contingency budget for unforeseen circumstances.

How much can I borrow with a self-build mortgage?

The amount of money you can borrow through a self-build mortgage will depend on:

  • Your personal circumstances and financial situation
  • The amount of money you’re putting into the project yourself
  • The value of the land you’re building on
  • The total projected build cost

As mentioned, some lenders will lend against the value of your land; while others will lend based on the total build cost itself. Your chosen lender will carry out an affordability assessment to consider your borrowing limits. So, we strongly advise seeking mortgage advice before applying for a self-build mortgage.

Do I need planning permission to get a self-build mortgage?

Most lenders will insist that you have full, detailed planning permission for your project prior to them lending to you.

However, it’s can be possible to get a mortgage advance with only outline planning permission. But should you fail to obtain permission later, you will have to pay back your advance and factor in any additional or associated costs.

Are there any other options for self-build finance?

Whilst self-build mortgages can be a great way to fund the development of land, there are other options to consider including:

  • Bridging finance
  • Construction mortgages
  • Personal loans
  • Remortgaging an existing property
  • Equity release
  • Other business loans

Always speak to a financial/mortgage advisor to discuss your options for taking on any finance for your self-build.

Is developing land profitable?

Developing land can be very profitable. The important thing is to stay on top of your costs and know your objectives before you start.

Land with planning permission is generally worth more than land without. So, if you’re thinking of selling the land that you own; you could consider a planning application to boost its value even further.

If you’re thinking about building on land you own, you’ll need to consider the following:

  • Will you eventually live in what you build or sell it?
  • If you’re selling your development – what type of property will work for buyers in the area?
  • If you’re building on your garden plot – how will the final build affect your current property’s value?

Do I need planning permission to develop on my own land?

To build a new dwelling on the land you own; you will almost certainly require planning permission from your local authority. However smaller additions to an existing property can usually be made under Permitted Development. But large extensions or outbuildings will usually require planning permission.

Whilst 75% of all planning permissions are approved in England and Wales; you should always check what’s permitted and what isn’t. Our expert team at CR Real Estate can advise you or you can speak to your local planning department.

How long does it take to get planning permission?

Generally decisions surrounding planning applications are made within 8 weeks. But it can go up to 13 weeks for unusually complex or large applications. You can appeal if the decision takes longer.

Recent Articles

How to get planning permission on land

If you’re looking to develop on the land you already own, then you’ll probably need to obtain planning permission for your build.

We understand that planning can be complicated, so it’s useful to speak with an experienced expert such as ourselves as we can recommend local planning consultants before making an application.

Here at CR Real Estate, we are firm believers that knowledge is invaluable; so we’ve put together this handy guide to give you the answers to some of the most common questions about new homes and planning permission…

How do I get planning permission?

Applying for planning permission can be a time-consuming and expensive process – even more so if it is for a large piece of land. You’ll first need to submit an application to your local authority.

When considering a development project the first step would be to determine if planning permission is actually necessary. For most projects such as new build, house extensions, or loft extensions; planning will be required. Are there any legal or other restrictions over the property? These may appear in your Title Deeds. Historic buildings may also have further requirements and permissions that will need to be taken into consideration.

If an application for planning permission is needed; the next step is to determine what your local authorities have in their overall plan for the area, and how you can taylor your requirements to fit within this. Having a good understanding of how the application process works is important; and it’s useful to know how other people have approached similar situations. We can introduce you to a good planning consultant, who will be able to help you through this process.

What can I build on agricultural land without planning permission?

If you’re the owner of a piece of agricultural land and you’re looking to develop on it; you’ll need to consider whether what you build requires planning permission.

Development that may not require planning permission includes:

  • Construction of a building that is for the purposes of agriculture
  • Buildings that are not dwellings or attached to dwellings

It’s important to note that there are rules around the size and distance from other buildings, but if you’re looking to build a property on agricultural land, you’ll almost certainly need planning permission to build.

What can you build on land without planning permission?

To build a new dwelling or large extensions on the land you own, you will almost certainly require planning permission. However smaller additions to an existing property can usually be made under Permitted Development. You should always check what’s permitted and what isn’t; our expert team at CR Real Estate can advise you or you can speak to your local planning department.

How long does it take to get planning permission?

For smaller developments such as if you’re developing your garden plot, and applying for permission for a single dwelling; you should find out if your planning application has been approved within 8 weeks. But it can go up to 13 weeks for unusually complex or large applications, and you can appeal if the decision takes longer.

In the unfortunate instance that your application is rejected and you need to make changes before re-submitting; the entire process could take around 18 months to 2 years.

What will planners look at when considering my application?

Whether you’re looking to build another dwelling on your garden plot, or on another piece of land that you own, your local authority’s planning department will consider:

  • The impact of overlooking or loss of privacy for neighbouring properties
  • Loss of light caused by new development
  • The available infrastructure like water supply and roads
  • Parking allocation and issues
  • Road safety
  • Increase in traffic and noise
  • Impact on any listed buildings and conservation areas
  • The layout and density of the proposed building
  • The design and building methods/materials being used
  • Any previous planning applications on the site
  • Nature conservation impact
  • Any landscaping needed

It’s worth noting that if there are any objections from neighbours; your application will be called before the local planning committee for consideration, and a decision will be made by a vote. If your application has no objections, it can be approved faster through what are known as designated powers.

What are the types of planning permission?

Whilst different types exist, the most common ones include:

Outline Planning Permission

The outline planning permission is a simple application you make to your local authority. This is to inform them of your intent to build a dwelling on your land. This will enable you to know whether you can even build on your land, and if so what size dwelling you can build.

It’s important to remember that outline planning permission isn’t a legal requirement, when you’re looking for planning permission. It only includes a brief outline of what you plan to do; and in-depth details of your intentions are not required.

Full Planning Permission

You must check with your local authority to determine whether you’ll need full planning permission. Generally, you’ll need this type of permission if you want to:

  • Build something new on your land
  • Make major structural alterations
  • Demolish existing buildings
  • Build extensions to your property
  • Change the main use of your building

Typically development projects that have no impact on the environment or your neighbours don’t require planning permission. Addition, some developments and small additions/improvements are normally allowed under your permitted development rights.

Are there conditions?

You may be granted planning permission, but with certain criteria you have to meet within a specified time frame. These can be simple conditions such as; only using particular materials that match existing ones; or ensuring all boundary treatments are adhered to.

These conditions are important, and failing to comply can result in a breach of condition notice. These have no rights of appeal and can be enforced prosecution by the courts.

Did you know…

75% of all planning permissions are approved in England and Wales. So, you have a high chance of building a dwelling on your land when you apply. The most important thing is to ensure your plan fits with the local authority guidelines.

How we can help

CR Real Estate are experts in all aspects of property development and construction, with a large portfolio of top-quality residential projects completed. We offer a free assessment of land value regardless of its current condition, with help for planning status and use, and we work with local consultants to help prepare and submit an outline and full planning applications on your behalf. We pride ourselves on our exemplary and professional service.

Recent Articles

Book A Valuation