Introduction
Start with the land
Finding the right plot is the hardest part of many self-build journeys — and the most important.
The land shapes what you can build, what it costs and whether the project is even possible. This guide will help you search well and assess a plot with your eyes open. It's written for England; the other UK nations differ in the detail.
Before you start
Know four numbers before you search: land, build cost, professional fees and a sensible contingency. A sharp brief makes for a faster, more confident search.
Where to look
The obvious places
- Estate agents — ask to be told about land, not just houses.
- Plot-finding websites and portals, and property auctions.
- Your council's Self-Build and Custom Housebuilding Register, and brownfield land registers.
Where else to look
The less obvious places
- Large gardens with room to divide (garden plots).
- Redundant buildings, barns and infill gaps between houses.
- Back-land behind existing homes, and under-used corner sites.
- Walking or driving your target area — and, where it feels right, writing to a landowner.
Can you build on it?
Check before you commit
A plot that already has planning permission — outline or full — is lower risk. Land without it is cheaper, but uncertain. Check the planning history and your council's Local Plan, and on an unconsented plot, consider pre-application advice from the council before you buy.
Remember
Potential is not the same as permission.
Assessing suitability
What to look at on the ground
- Access — a legal, usable way in and out.
- Services — water, drainage, power and broadband; connections can be surprisingly costly.
- Ground and levels — slopes, made-up ground and poor soils all add cost.
- Flood risk, trees (which may be protected), orientation and neighbours.
Fast facts
For self-builders in England
- Self-build register
- Councils must keep one and permission enough plots to meet demand — join it.
- CIL & VAT relief
- Self-builders can claim a CIL exemption and reclaim VAT on a new home.
- Check flood risk
- The Environment Agency flood map — Flood Zone 1 is the lowest risk.
- Mind the drains
- Off-mains drainage (septic tank or treatment plant) adds cost and rules.
The legal small print
Involve a solicitor early
Title and boundaries, restrictive covenants, easements and rights of way, ransom strips, and overage or 'clawback' clauses can all affect what you can do — or what you'll pay later. Check whether services have to cross someone else's land.
Remember
None of this should put you off the right plot — it just needs looking at properly, early, with a good solicitor. We're glad to appraise a site before you commit.
This guide is general information for projects in England and is not legal, planning or design advice. Every site is different — always check current rules with the relevant authority, or ask us.