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We pay for the planning.

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Subhan Property Group
Free review
Aerial view at sunset of two fields, marked A and B, on the edge of an English village beside its church and main road

Selling land with development potential across England

We Buy Land With Hidden Potential. You Know Your Price First, and Every Planning Cost Is Paid for You.

If you farm, have inherited land or own an old yard, we agree a price for your land at the start, set above what it is worth today. We then pay for and manage all of the planning work, at our own cost and risk. If permission is granted, you receive the agreed price on completion. If it is not, you keep your land and owe nothing.

  • Price agreed up front. Set above what your land is worth today, before any planning work starts.
  • Planning paid for. Surveys, design, council fees and appeals are paid for on your behalf.
  • Nothing to lose. If planning is not achieved, you keep your land and owe nothing.
  • Keep using your land. Carry on farming, grazing or letting it until completion.
Request a free land reviewHow it works

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Quick check

Could Your Land Take New Homes?

Enter the size of your land for a rough indication, then ask for a free review.

About 4.0 hectares

Rough capacity79 to 92 homes

Rough indication only, based on typical densities. Your review will look at your actual site.

Confidential. We reply within 2 working days.

Councils researched
188
Each with its own sourced local briefing
Councils short of five years' land
133 of 188
On the latest published figure for each council
Planning spend we fund
Up to£300,000
Per larger site, at our cost and risk
Planning costs paid by us
100%
Surveys, highways, ecology, legal and appeal costs
Your cost if planning fails
£0
You keep your land and owe nothing

How it works

Three Steps, and You Never Pay for Planning

Most landowners we speak to have never sold land before and have no wish to become planning experts. The process is designed so that you do not have to.

  • A Free Desktop Review

    We look at the planning position, road access, flood risk, heritage and the council's housing need, then tell you honestly whether your land is worth pursuing. If it is not, we say so and explain why.

  • A Price Agreed Up Front

    If the site looks promising, we agree a price with you under an option agreement, set above what the land is worth today. There is no rush to decide, and we are happy to talk it through with the whole family first.

  • We Do the Planning, You Get Paid

    We pay for and run all of the planning work, with our own planners, consultants and funding. If permission is granted, we complete the purchase and you receive the agreed price.

If planning is not achieved, the agreement ends, you keep your land and you owe nothing. You carry on farming, grazing or letting the land throughout. See every stage in detail, including what you would sign.

Who we help

Landowners in Very Different Situations

There is no typical seller. These are the people who most often get in touch, and what tends to matter to each of them.

  • Farming Families

    You want to know whether a field on the edge of the village could fund a retirement or help the next generation, without giving up the rest of the farm or stopping work on the land while planning is pursued.

    Selling farmland

  • People Who Have Inherited Land

    You may own a paddock or a field with brothers and sisters, often a long way from where you live. You want a straight answer about what it is worth and a process the whole family can agree to.

    Selling inherited land

  • Owners of Paddocks and Small Fields

    Small sites of a few acres can suit a modest village scheme, and national policy now expects councils to find more land on small sites. Access is usually the deciding factor.

    Selling a paddock

  • Owners of Old Yards

    Former commercial yards and depots can be the easiest land to get planning permission for, because national policy favours reusing land that has already been developed.

    Selling a brownfield site

We also work with executors, trustees and family companies, and with the land agents, solicitors and accountants who advise them. Land agents can introduce a site here.

Land value

Why Planning Permission Changes What Land Is Worth

Land is valued for what it can be used for. Planning permission for new homes is the single biggest change that can happen to that value.

  1. 1. Existing use value

    What the land is worth as farmland, grazing or an old yard, with no prospect of planning.

  2. 2. Hope value

    What a buyer paying today will add for the chance of planning one day, after allowing for the cost and risk.

  3. 3. Value with planning permission

    What a housebuilder can pay once permission is granted, after building costs, affordable homes, contributions and profit.

Your price with us

Agreed in writing before any planning work starts, set above what your land is worth today, and paid on completion once permission is secured. We carry every cost and risk in between.

Not to scale. The gaps between these values differ a great deal from site to site, which is why every site needs its own review.

A field valued as farmland is priced on what it can earn from farming. The same field with planning permission for housing is valued on what a housebuilder can pay after allowing for the cost of building the homes, the roads and drainage, affordable housing, contributions to schools and infrastructure, Biodiversity Net Gain, and their own profit. The difference between the two is the uplift that planning creates.

The catch is that getting that permission costs a great deal before any decision is made, and there is no guarantee of success. That is the part we take on. On a larger site, the surveys, design, applications and any appeal can cost as much as £300,000, and we pay all of it. We agree your price before the work starts, so you know the figure in advance and do not risk a penny of your own money getting there. Read how land value is worked out.

Is your land suitable?

What Makes Land a Good Prospect

You do not need to know the planning rules to ask us to look. These are the things we check first.

  • It sits next to, or is well related to, an existing town or village.
  • It has road frontage, or a realistic way of getting safe access to a road.
  • Most of it is outside the highest flood risk zone.
  • It is not covered by a strong protection such as a Site of Special Scientific Interest.
  • The local council needs more housing land, or is preparing a new local plan.
  • Every owner is willing to consider it, even if not everyone has decided yet.

Land inside the Green Belt is not automatically ruled out. Since December 2024 some of it can count as grey belt, where housing can be approved if the tests are met. Our grey belt guide explains how that works.

We would rather tell you early if your land is not suitable. Sites deep in open countryside, land that cannot reach a road, and fields mostly in flood zone 3 rarely get planning permission, and it would not be fair to tie you into an agreement that cannot succeed.

Why landowners choose us

A Straightforward Agreement, With Your Interests Protected

  • You Know the Price First

    We agree the purchase price in writing at the start, set above today's value. No fees or costs are taken off it later.

  • No Planning Costs, Ever

    Surveys, design, council fees, local plan representations and appeals are all paid for on your behalf, whether or not planning succeeds.

  • Help With Your Advisers' Fees

    We contribute to the fees of your own solicitor and land agent, so the cost of doing it properly is shared with us.

  • Complete Confidentiality

    We do not contact the council, your neighbours or anyone else about your land without your agreement.

We are proud members of BuildUp, which gives every site we take on experienced planners, architects, surveyors and consultants from day one, and on land that meets the criteria, the opportunity of a joint venture with BuildUp. See a scheme delivered by Rosey Cassidy, who leads BuildUp, in our track record, and how our approach compares with promotion agreements and other routes.

Where we work

Land Across England

We review land anywhere in England. These are the counties we have researched council by council, each with a page showing how its councils are performing on housing delivery and where their local plans stand.

Counties we have researched council by councilWe review land anywhere in England

29 counties, 188 councils

57 of those councils are below 75% in the government's Housing Delivery Test 2025. Point to a county to see its figures.

Across England, 93 of the 301 councils measured scored below 75% in the government's latest Housing Delivery Test, published on 17 August 2026. Under the new national planning rules, that result counts as evidence of unmet housing need, which is one of the routes to getting homes approved on the edge of a settlement. See the full picture by area.

Or look up any of the 188 councils we have researched, each with its housing land supply and delivery result, in our council A to Z.

Track record

Seventeen Homes at Isleham

  • Hall Barn Road, Isleham

    17 homes on the edge of a Cambridgeshire village, delivered by Rosey Cassidy, who leads BuildUp. Outline permission from East Cambridgeshire District Council in June 2021, five of the homes affordable.

    How it was done

  • How Your Land Would Be Taken Forward

    The same steps, from surveys and pre-application advice to the council's decision, with how long each usually takes and every planning cost paid by us.

    See each stage

From our founder

Why We Set Up Subhan Property Group

Most landowners I meet are not looking to become developers. They want to know whether their land could be worth more, what it would involve, and whether they can trust the people asking. I set up Subhan Property Group to give them straight answers, a price they know in advance, and planning costs they never have to pay.

Ali Aziz Tarar, Founder

Every conversation starts with a free review and an honest view, including when the honest view is that your land is unlikely to get planning. Meet the team.

Guides

Plain-English Guides for Landowners

Written to answer the questions landowners actually ask, checked against current planning and tax rules, and updated when they change.

Browse all guides or look up a term in the land and planning glossary.

Questions landowners ask

Frequently Asked Questions

How does selling land to Subhan Property Group work?

We agree a purchase price with you under an option agreement, set above what your land is worth today in its current use. We then fund and manage all of the planning work, at our own cost and risk. If planning permission is granted, we complete the purchase and you receive the agreed price. If planning is not achieved, you keep your land and owe nothing.

Is this an option agreement or a promotion agreement?

It is an option agreement with a fixed price, agreed with you in writing before any planning work starts. Under a promotion agreement, by contrast, what you receive is a share of whatever the land eventually sells for, after the promoter's costs and fee have been deducted. With us, nothing is deducted from the agreed price. Our option vs promotion page compares the two side by side.

How is the price for my land decided?

We carry out a desktop review of the title, access, constraints, the local housing need and the council's plan position, and estimate how many homes the site could realistically take. We also allow for what a scheme on your land would have to provide, such as affordable housing, road and drainage works, contributions to local schools and services, and Biodiversity Net Gain. From that we propose a price above the land's current-use value.

Who pays for the planning, surveys and application fees?

We pay for all of it: highways, drainage, ecology and Biodiversity Net Gain, heritage and landscape studies, design, council fees and, if needed, appeals. On a larger site that can reach £300,000. You never pay towards the planning work, and none of it is deducted from your price.

What happens if planning permission is refused?

We may appeal or submit a revised scheme if there is a realistic prospect of success, and the agreement continues while any planning application or appeal is being decided. If planning is not achieved, the agreement ends, you keep your land and you owe us nothing.

When do I receive the money?

Any option fee is paid when the agreement is signed. The agreed purchase price is paid to you on completion, once planning permission has been secured. Your agreement sets out each milestone, and we keep you informed at every stage so you and your accountant can plan ahead.

Can I keep farming or using the land during the planning process?

Yes. You keep owning and using the land, whether that is farming, grazing, letting or anything else, right up to completion. Surveyors will occasionally need access, always arranged with you in advance.

What kind of land do you buy?

Farmland, paddocks, inherited land, old yards and other previously developed land, usually from about 2 acres upwards, that sits next to or close to a town or village and could have safe road access.

Which areas do you cover?

We work across England, with most activity in the South East, East of England, the Midlands, the South West and the North West, where the need for housing land is greatest.

Do you pay for my own solicitor and land agent?

Yes. We contribute to the reasonable cost of your own solicitor and land agent, so the cost of doing it properly is shared with us. They look after the legal and practical side for you, from the first draft through to completion.

Will you contact the council or my neighbours without telling me?

No. Our initial review is a desktop exercise using publicly available information. We will not contact the council, neighbours or anyone else about your land without your agreement.

Do you pay introduction fees to land agents and surveyors?

Yes. We welcome introductions from land agents, surveyors and other professionals, respect existing client relationships and pay an introduction fee on a successful agreement. See our page for land agents for details.

Have a question about your own land?

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