Selling Land With or Without Planning Permission: Which Gets the Better Result?

If you are thinking about selling land in Hemel Hempstead, one of the biggest questions is whether to apply for planning permission first or sell the land as it is. The right answer depends on your goals, timescales, and appetite for risk.

Selling Land With Planning Permission

Securing planning permission before selling often increases certainty for buyers. Developers know exactly what can be built, which reduces their risk and can push values higher.

Benefits often include

• A wider pool of confident buyers
• Clear development parameters
• Stronger pricing when demand is high

However, there are trade offs. Planning applications take time, come with professional fees, and always carry an element of risk. Approval is never guaranteed, even on sites that look promising.

Selling Land Without Planning Permission

Selling land without permission is often quicker and simpler. Buyers take on the planning risk themselves, which can appeal to experienced developers who are comfortable navigating the process.

This route can suit landowners who

• Want a faster sale
• Prefer not to invest upfront costs
• Are comfortable selling on potential rather than certainty

The value is usually lower than fully consented land, but competitive bidding between developers can still achieve strong results when the opportunity is clear.

What Really Influences the Outcome

In Hemel Hempstead, local context matters more than theory. Factors that often shape the best route include

• Planning precedent on nearby sites
• Demand from local and regional developers
• The size and complexity of the plot
• Market conditions at the time of sale

In some cases, outline permission strikes the right balance. In others, selling without permission creates the strongest competition.

The Role of Timing and Advice

Many landowners rush into planning without first understanding demand. Others sell too early without realising what might be achievable.

A proper appraisal should explore both routes side by side, looking at likely value, timeframes, and risk, before any decisions are made.

The Bottom Line

Selling land with planning permission can increase value, but it is not always the best or safest route. Selling without permission can be just as effective when marketed properly to the right buyers.

At David Doyle, our Land and New Homes team helps landowners weigh up both options with honest local advice. The goal is not just to sell land, but to choose the route that delivers the right outcome for you.