We helps UK homeowners and landowners unlock the hidden value in their unused land, like big gardens, side plots, or awkward corners, without selling their home or paying any hidden fees.
We handle everything from assessing your land’s potential to getting planning permission and managing the sale, so you can sit back while we turn unused space into real financial reward.
A planning uplift is the increase in your land’s value once planning permission has been approved.
Securing that permission usually involves costly consultants, detailed reports, and ongoing communication with local councils. A process that can take months and cause unnecessary stress.
At Elephant Lands, we manage every stage of planning for you, covering all fees and handling the entire process. So you can benefit from the uplift without the cost, complexity, or hassle.
Our team brings over 10 years of experience in land development, planning, and property uplift. We’ve partnered with Land Profits, one of the UK’s leading planning and development funders, to power our projects with the right expertise, network, and resources. Together, we help homeowners and landowners turn unused spaces into real financial opportunities, managing everything from planning applications to final sales. So, when you work with Elephant Lands, you’re backed by seasoned planners, architects, and development professionals who’ve done this successfully across the UK.
Transparent, proven, and powered by trusted partners.
Our process is simple and stress-free:
1. Free Land Assessment: We check if your land has development potential. No cost, no obligation.
2. Planning Application: Our expert partners handle all planning and design work, you don’t pay a penny.
3. Sale & Profit: Once planning permission is granted and the land sells, you get paid.
We take care of the hard work.
Because we make the complicated world of planning and land sales simple, transparent, and rewarding.
With our network of land experts, planners and architects and a proven, no-risk process we help you unlock real value from the land you already own. We unlock your land’s potential.
Our office address is 124 City Road, London, EC1V 2NX
If you would like to contact us:
Phone Number : 020 8242 6697
Inquires Email : info@elephantlands.co.uk
We carry out independent assessments of areas where planning policy, local need, or site characteristics suggest there may be future development potential.
Based on an initial, high-level review, your property or land appears to meet some of the criteria we look for. That’s why we’ve written to you. The letter is simply an invitation to have a conversation.
Only at a desk-based, high-level level. This usually includes things like:
1. Local planning policy
2. Site context and surrounding land uses
3. Settlement boundaries and growth patterns
4. Publicly available mapping and data
A full assessment would only ever happen with your knowledge and consent.
Yes. We understand that receiving an unexpected letter about your property can feel unsettling, and it’s sensible to be cautious.
You’re very welcome to:
1. Send us a message with any concerns or questions
2. Call us at 020 8242 6697
3. Request for us to give you a call back
3. Take your time before responding
There is no pressure and no obligation to proceed.
You have complete control over what happens next. Your options include:
1. Do nothing
That’s absolutely fine. If you’re not interested, you don’t need to respond.
2. Ask a few initial questions
If you’re curious but unsure, you can send us a message and ask for clarification. We’re happy to explain things in plain English.
3. Ask us to contact you If you’d prefer us to call you:
Fill in the contact form on our website
Let us know the best number and time to call
We’ll get back to you at a time that suits you
4. Book an informal, no-obligation conversation
Some people prefer a short call to understand:
a) Why their site stood out
b) What planning uplift actually means in their situation
c) Whether it’s worth exploring further
This is not a sales call and there’s no commitment.
No.
Many landowners simply want to understand the potential value of what they own before making any decisions.
All our services including initial conversation are completely free of charge
You can:
Call us directly at +44 020 8242 6697
Complete our contact form and ask us to call you back
Send us a message with any initial questions
Or email us info@elephantlands.com
We’ll respond as soon as possible
We’re interested in most types of unused or underused land, including:
1. Large back gardens or side gardens
2. Corner plots
3. Any unused land
If you’re unsure whether your land qualifies, we’ll give you a free, no-obligation assessment.
We do. There are no upfront fees, no hidden costs, and no cost or risk to you.
We cover all expenses, architects, planning applications, reports and any associated fees*
There isn’t one.
We succeed only when you do.
Our model is built on shared success, trust, and transparency , meaning we invest the time, money, and expertise upfront, and only get paid when your land sells for more.
No, and that’s what makes Elephant Lands different.
You don’t invest any money, take on any debt, or risk losing anything.
We take care of every detail and cover all the costs.
You absolutely can but most people quickly discover it’s a complicated, costly, and time-consuming process.
Getting planning permission involves architects, surveyors, legal experts, and months of communication with local councils. It can easily cost tens of thousands of pounds upfront with no guarantee of success.
With us, Elephant Lands, we handle every step for you. We fund the entire process, work with trusted planning specialists, and take on all the risk. You don’t pay a penny.
Put simply: we make it stress-free, faster, and risk-free.
We typically respond to all inquiries within 1-2 business days. If its been longer than 3 days please do give us a call at 020 8242 6697
It depends on the type of land and the local planning authority, but most projects take 18 to 24 months from assessment to sale.
We keep you updated at every stage so you always know what’s happening
To help us assist you efficiently, please include a brief description of your land or site, and your contact details.
We typically respond to all inquiries within 1-2 business days. If its been longer than 3 days please do give us a call at 020 8242 6697
Selling land without planning permission often means selling it at a discount.
Buyers and developers pay far less for land with “potential” than for land that already has permission to build.
By getting planning permission first, with our expert team handling everything, you can sell your land for significantly more.
You don’t need to sell your entire property to benefit from it. If you’ve got an unused piece of land (a large garden, a side plot, or extra space) we can help secure planning permission for development. This instantly increases its value. Once the planning uplift is complete, we help sell that portion of land and you get paid.
A Promotion Agreement is a legally binding contract between a landowner and a land promoter (such as a property investor or developer). The Promoter agrees to apply for planning permission, at their own risk and cost, and market the land for sale once planning has been granted. The land is then sold on the open market, and the net proceeds are split between the Landowner and the Promoter, according to a pre-agreed percentage.
Following a site visit with you, we will work with our team of specialist planners and architects to draft an initial scheme. Once this has been completed, we will be back in touch to discuss our proposal (8 – 10 weeks). We may ask for an indication of your expectation beforehand.
No, we don’t offer a set price for land when using a Promotion Agreement. Once sold, the net sale proceeds (after planning costs and marketing fees are deducted) are split according to a pre-agreed percentage. This is always heavily weighted in the landowner’s favour.
Yes, we do cap our costs so that we can maintain control of the estimated sale price. This also protects you from over-expenditure risks and keeps costs reasonable.
Yes
No, this will be written into the Promotion Agreement and will be the percentage of the net proceeds you receive at the final point of sale.
This is dependent on several variables, for example, whether the site lies within the council’s adopted settlement boundary or if the site has previously been put forward for Strategic Housing Land Availability Assessment (SHLAA). It will therefore be decided on a site-by-site basis. Typically, though, we will enter into a 36-month Promotion Agreement with you, with a 24-month extension option.
Yes, you will need to instruct a Commercial Solicitor who understands Promotion Agreements. You can choose your own or we can offer recommendations.
Yes.
Yes, as many times as you require.
This depends on the complexity of the scheme. It could be as little as 6-months or up to 12-months+.
None upfront. All planning and promotional costs are covered by the Promoter. These are repaid out of the final sale proceeds but only if planning permission is successfully achieved and the land is sold. If no sale happens, you do not owe anything.
You retain full ownership of the land throughout the entire process. The Promotion Agreement simply gives the Promoter the right to seek planning and to sell the land on your behalf once permission is granted.
Yes, we will need to liaise with you for relevant searches and investigations to be carried out. These will include (but may not be limited to) a Topographical Survey, an Ecology Survey, a Highways Consultation and a Site Investigation. We will give over 48 hours’ notice for any site visit required, and make every effort to arrange for multiple surveys to be carried out on the same day, to lessen disruption to you.
Yes. While the Promoter manages the process, you will be updated on key decisions and progress, and kept informed throughout.
After planning is granted, the land is marketed openly to multiple potential buyers (e.g. housebuilders and developers). The market decides the sale price, ensuring maximum value is achieved for the land.
After planning is granted, the land is marketed openly to multiple potential buyers (e.g. housebuilders and developers). The market decides the sale price, ensuring maximum value is achieved for the land.
If planning is not granted within the term of the agreement, the Promoter may choose to appeal or resubmit. If permission is ultimately not obtained, the agreement ends and you owe nothing.
The land is sold at full market value.
Promotion Agreements are transparent and collaborative.
The Landowner’s and Promoter’s interests are aligned and there is a shared incentive to maximise the land’s value.
Both parties are focused on achieving the best outcome.
The Landowner bears none of the costs or risk.
The Landowner benefits from a binding commitment, by the Promoter, to market and sell the land, post-planning consent.
The Landowner maintains ownership until the final point of sale.
A Promotion Agreement is a legally binding contract between a landowner and a land promoter (such as a property investor or developer). The Promoter agrees to apply for planning permission, at their own risk and cost, and market the land for sale once planning has been granted. The land is then sold on the open market, and the net proceeds are split between the Landowner and the Promoter, according to a pre-agreed percentage.
Following a site visit with you, we will work with our team of specialist planners and architects to draft a proposed scheme. Once this has been completed, we will be back in touch to discuss the offer (4 – 6 weeks). We may ask for an indication of your expectation beforehand.
Yes
No, this will be written into the Option Agreement and will be the amount you receive at the final point of sale.
Typically, we do not offer cash-purchase options as there is always an element of risk with any site. Whilst we only offer on sites we are very confident in, the Option Agreement is our preferred method of purchase.
Typically, we will enter into a 12-month Option Agreement with you, with a 6-month extension-option should we need to re-submit a planning application or deal with unforeseen circumstances.
Yes. We aim for 12 months as a worst-case scenario but typically look to achieve planning before this. We will keep you informed on key stages of progress throughout the process but have the right to exercise the Option Agreement as soon as planning has been approved.
Yes, you will need to instruct a Commercial Solicitor who understands Option Agreements. You can choose your own or we can offer recommendations.
Yes. We aim for 12 months as a worst-case scenario but typically look to achieve planning before this. We will keep you informed on key stages of progress throughout the process but have the right to exercise the Option Agreement as soon as planning has been approved.
Yes, as many times as you require.
This depends on the complexity of the scheme. It could be as little as 3 – 4 months or up to 12 months +.
You won’t have to pay anything. We will cover your legal costs up to £2,500 (plus VAT) and all planning costs.
You will need to satisfy yourself that you have read and understood the Option Agreement and the Transfer Deed. Your solicitor will help with this. You will also be asked to fill in a Standard TA6 Property Information Form and an Additional Development Enquiries form.
Yes, we will need to liaise with you for relevant searches and investigations to be carried out. These will include (but may not be limited to) a Topographical Survey, an Ecology Survey and a Site Investigation. We will give over 48 hours’ notice for any site visit required. .
Yes, if you have a mortgage and you are entering into an agreement to sell part of your title, you will need to contact your lender to get permission. If you are selling your full title, we still advise speaking to your lender for clarification..
We will aim to submit the planning application within 4 months of the Option Agreement being signed and exchanged..
A council will usually make their decision within 12 to 16 weeks, but this can differ from region to region.
We will start marketing your land to our network of developers during the planning application process. We will aim to have a buyer in place as soon as planning is granted.
The titles will be split at the point of final sale.
The value of your house won’t be affected, as houses are valued on a price per square foot/metre of the property itself. There may be a small reduction in what your overall estate may be worth to a buyer. However, our offer-price for your land will far outweigh any potential loss.
Yes, we can arrange for there to be a delay between final exchange and completion of sale.
We will have no choice but to withdraw from the Option Agreement, but you will then own land with planning permission on it and be free to do with it as you please.
This will depend on your personal circumstances, and we always advise that our customers speak to a Capital Gains Tax specialist if unsure. But here is what HMRC are saying:
You’ll be entitled to full relief where all the following conditions are met:
the dwelling house has been your only or main residence throughout your period of ownership
you have not been absent, other than for an allowed period of absence or because you have been living in job-related accommodation, during your period of ownership
the garden or grounds including the buildings on them are not greater than the permitted area. (The area of garden and grounds of a person’s residence that qualifies for relief is referred to in the legislation as the permitted area. The permitted area includes the site of the dwelling-house. S222(2) TCGA92 defines the permitted area as 0.5 hectares. If the garden and grounds of the residence, including the site of the dwelling-house, do not exceed the permitted area then relief is automatically due for that whole area.)
no part of your home has been used exclusively for business purposes during your period of ownership. Working from home using a room that is also used for non-business purposes will not prevent entitlement to full relief
If you meet all of these conditions, you will not have to pay CGT on the disposal.
We work with a team of experts in their field, and our immediate business partner has over 10 years’ experience in planning uplift and land development. We will be more than happy to share some example schemes that have been completed in the past.
